8601 Lariat Cir · Fort Worth, TX 76244

$150,000

3 bd · 2.0 ba · 1,656 sqft · SingleFamily public records · 9 Days on market

Built 2002 6,098 sqft lot $50/mo HOA · 2% of rent

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.5/30.0
• 1% rule +10.0/10.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Barely lived in home with lots of lighting and hardware upgrades. Open floor plan is very liveable. Must see to appreciate. Nice neighborhood pool and playground.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 2002

Property features AI

Finance

• Other: Property has restrictions including no smoking, no sublease, no waterbeds, and pet restrictions
• Financial info: Accepts Cash, Conventional, FHA, and VA financing
• HOA & community: Mandatory HOA; HOA fee $600 annually; HOA covers grounds maintenance

Exterior

• Parking: Attached garage; Two covered garage spaces
• Utilities: Underground utilities; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story; No accessibility features; No attached parcels; Subdivision: Coventry Hills Add; Facing direction not specified
• Construction: Built in 2002; Brick and wood construction; Composition roof; Slab foundation
• Exterior features: Patio; Gutters; Fenced yard; Level lot

Interior

• Kitchen: Dishwasher; Disposal; Electric range
• Bedrooms: Primary bedroom (1st level) about 15 x 13; Bedroom (1st level) about 10 x 9; Bedroom (1st level) about 12 x 9
• Flooring: Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features; One-level layout; Six total rooms; One living area; One dining area
• Laundry & utility: Electric water heater; Laundry listed as 'Other'

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.5% vs local median 3.9% in Fort Worth — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#49 in TX, #1,954 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime F.
• Keller ISD (urban): math 50% / reading 54% proficiency, ranked #91 of 826 in TX (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Lone Star El (math 58% / reading 59%, grade B-, #467 of 4,322 statewide, top 11%, 668 students, 26% FRL).
• Market conditions: Rents flat; 341 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Tarrant County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price.
• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.53% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.34%
• DSCR: 1.50
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $301,392
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8601 Stetson Dr	0.23mi	3/2.0	1,672 (+1%)	1mo	$300,000	$179	86
4933 Happy Trl	0.26mi	4/2.0 (+1)	1,725 (+4%)	1mo	$300,000	$174	75
4766 Emerald Trace Way	0.33mi	3/2.0	1,749 (+6%)	3mo	$350,000	$200	72
8721 Lariat Cir	0.21mi	3/2.5	1,789 (+8%)	3mo	$325,000	$182	72
8704 Corral Cir	0.19mi	3/2.0	1,895 (+14%)	1mo	$325,000	$172	67
5040 Bomford Dr	0.59mi	3/2.0	1,737 (+5%)	5mo	$389,000	$224	60
4628 Brimstone Dr	0.60mi	3/2.0	1,508 (-9%)	2mo	$279,900	$186	56
5009 Bomford Dr	0.60mi	3/2.0	1,821 (+10%)	1mo	$410,000	$225	54
8667 Trace Ridge Pkwy	0.38mi	4/2.0 (+1)	1,899 (+15%)	6mo	$359,900	$190	48
8463 Muirwood Trl	0.52mi	4/2.0 (+1)	1,894 (+14%)	1mo	$342,500	$181	46
5308 Temecula Rd	0.69mi	3/2.0	1,868 (+13%)	1mo	$310,000	$166	45
5321 Temecula Rd	0.69mi	3/2.0	1,893 (+14%)	3mo	$320,000	$169	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.65% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-4,051
• Equity at exit: $22,365

10-year hold

• IRR: 3.6%
• Equity multiple: 1.22×
• Total profit: $9,398
• Equity at exit: $12,969

Cash invested: $42,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 76244

• Home prices YoY: -11.5%
• Rents YoY: 0.7%
• Active inventory: 341
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,289 high
• Mortgage (P&I): −$787
• Tax from tax record: −$512 /mo · $6,147/yr
• Insurance: −$62
• HOA: −$50
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $397

Break-even live

Break-even rent $1,787

Max offer price $150,000

Occupancy floor 78%

Sensitivity live

Price	-10% $482	-5% $439	+0% $397	+5% $354	+10% $312
Rent	-10% $216	-5% $306	+0% $397	+5% $487	+10% $578
Rate	-1.0pp $472	-0.5pp $435	base $397	+0.5pp $358	+1.0pp $318

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8541 Western Meadows Dr Fort Worth, TX	4.0	2.0	1821	$2,275	$1.25	44d	1	0.10mi
4857 Eagle Trace Dr Fort Worth, TX	3.0	2.0	1467	$1,995	$1.36	44d	1	0.13mi
4820 Western Meadows Ct Fort Worth, TX	3.0	2.0	1843	$1,995	$1.08	44d	1	0.14mi
8604 Stetson Dr Fort Worth, TX	4.0	2.0	1741	$2,250	$1.29	8d	1	0.21mi
8625 Ray White Rd Unit 8658 Fort Worth, TX	3.0	2.0	1277	$2,055	$1.61	3d	1	0.24mi
8808 Chaps Ave Fort Worth, TX	3.0	2.0	2000	$2,295	$1.15	15d	1	0.34mi
4917 Stirrup Way Fort Worth, TX	3.0	2.0	1592	$2,006	$1.26	22d	1	0.40mi
4937 Spur Ridge Ct Fort Worth, TX	3.0	2.0	1525	$2,395	$1.57	44d	1	0.42mi
5117 Meridian Ln Fort Worth, TX	3.0	2.0	1940	$2,100	$1.08	25d	1	0.43mi
5301 N Tarrant Pkwy Fort Worth, TX	1.0–3.0	1.0–2.0	1087	$2,044	$1.88	2d	22	0.46mi
8832 Stirrup Way Fort Worth, TX	3.0	2.0	1812	$2,300	$1.27	25d	1	0.46mi
8705 Sunset Trace Dr Fort Worth, TX	3.0	2.0	2044	$2,395	$1.17	8d	1	0.51mi
8705 Sunset Trace Dr Fort Worth, TX	3.0	2.0	2044	$2,395	$1.17	2d	1	0.51mi
4841 Jodi Dr Fort Worth, TX	4.0	2.0	2026	$2,400	$1.18	15d	1	0.56mi
5009 Holliday Dr Fort Worth, TX	3.0	2.0	1799	$2,599	$1.44	44d	1	0.58mi
8928 Manana St Fort Worth, TX	3.0	2.0	1766	$2,599	$1.47	8d	1	0.59mi
8833 Sunset Trace Dr Fort Worth, TX	4.0	2.0	1916	$2,750	$1.44	19d	1	0.60mi
8660 N Beach St Fort Worth, TX	1.0–3.0	1.0–2.0	902	$2,060	$2.28	4d	25	0.63mi
8724 Limestone Dr Fort Worth, TX	3.0	2.0	1607	$2,120	$1.32	21d	1	0.75mi
5528 Milford Dr Fort Worth, TX	4.0	2.0	1967	$2,550	$1.30	6d	1	0.77mi
8136 Zion Trl Fort Worth, TX	3.0	2.0	1659	$2,195	$1.32	21d	1	0.77mi
4617 Seneca Dr Fort Worth, TX	4.0	2.0	1949	$2,405	$1.23	3d	1	0.79mi
5721 Blackmon Ct Fort Worth, TX	3.0	2.5	1503	$2,095	$1.39	44d	1	0.89mi
5744 Swords Dr Fort Worth, TX	3.0	2.0	1335	$1,995	$1.49	44d	1	0.92mi
5801 Swords Dr Fort Worth, TX	3.0	2.0	1360	$2,095	$1.54	44d	1	0.92mi
7916 Salmon Run Way Fort Worth, TX	3.0	2.0	1819	$2,500	$1.37	44d	1	0.92mi
5809 Swords Dr Fort Worth, TX	3.0	2.0	1360	$2,095	$1.54	44d	1	0.93mi
8124 Jolie Dr Fort Worth, TX	3.0	2.0	1734	$2,300	$1.33	15d	1	0.94mi
5813 Blackmon Ct Fort Worth, TX	3.0	2.5	1725	$2,200	$1.28	18d	1	0.95mi
5709 Valley Stream Way Fort Worth, TX	3.0	2.5	2147	$2,200	$1.02	15d	1	0.95mi
5709 Valley Stream Way Fort Worth, TX	3.0	2.5	2147	$2,200	$1.02	44d	1	0.95mi
5832 Swords Dr Fort Worth, TX	3.0	2.0	1300	$1,895	$1.46	44d	1	0.97mi
9001 N Beach St Fort Worth, TX	1.0–3.0	1.0–2.0	1099	$2,672	$2.43	44d	33	0.97mi
5020 Nash Ln Fort Worth, TX	3.0	2.0	1861	$2,550	$1.37	5d	1	0.99mi
5537 Costa Mesa Dr Fort Worth, TX	3.0	2.0	1839	$2,250	$1.22	44d	1	1.02mi
5536 Camarillo Dr Fort Worth, TX	3.0	2.0	1840	$2,195	$1.19	2d	1	1.03mi
5112 Keating St Fort Worth, TX	3.0	2.0	1797	$2,700	$1.50	44d	1	1.08mi
5757 Mountain Stream Trl Fort Worth, TX	3.0	2.0	1772	$2,300	$1.30	44d	1	1.10mi
5109 Keating St Fort Worth, TX	3.0	2.0	1886	$2,700	$1.43	44d	1	1.10mi
4612 Parkmount Dr Fort Worth, TX	4.0	2.0	1870	$2,215	$1.18	2d	1	1.11mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: pool

Listing history 8 events

1. 2026-06-18
   status $150,000 Pending 9 DOM
2. 2026-06-18
   days on market $150,000 Active 9 DOM
3. 2026-06-17
   days on market $150,000 Active 8 DOM
4. 2026-06-16
   days on market $150,000 Active 7 DOM
5. 2026-06-15
   days on market $150,000 Active 6 DOM
6. 2026-06-13
   days on market $150,000 Active 4 DOM
7. 2026-06-10
   remarks 347-char remark
8. 2026-06-10
   listed $150,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $6,147 · $512/mo
• Projected year-2 tax: $6,147 · $512/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,467
• − Mortgage interest: −$8,402
• − Property taxes: −$6,147
• − Insurance: −$750
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − HOA: −$600
• − Depreciation: −$4,364
• Taxable income: $2,810
• Est. tax owed @ 24.0%: −$674
• After-tax cash flow: $4,089/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Keller ISD
• NCES district ID: 4825260
• Math proficiency: 50% ▼ -14.00%
• Reading proficiency: 54% ▼ -9.00%
• Median HH income: $92,106
• Composite: 48.46/100
• National rank: #2131
• State rank: #91 of 826 in TX

Livability — Fort Worth

• Score: 80/100
• State rank: #49
• US rank: #1954

Category grades

Amenities A+ Commute A Cost of living A+ Crime F Employment B- Housing A+ Health & safety A User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Worth, TX
• County: Tarrant County · 2,033,669 people
• City population: 911,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 76,728
• Household income: $122,217
• Rent vs Own: 32.0% rent · 68.0% own
• Severe rent burden: 1419.0

Population outlook (Tarrant County) Hauer SSP2

• Today (2025): 2,380,417 people
• By 2030: 2,578,900 · +8.3%
• By 2040: 2,974,995 · +25.0%
• By 2050: 3,350,489 · +40.8%
• By 2075: 4,216,909 · +77.2%
• By 2100: 4,741,527 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 60% Hispanic / Latino 17% Two or more races 10% Black 10% Asian 9%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 13% · Canada, Vietnam, Jamaica
• Languages at home: 80% English-only · Spanish 9% Other Indo-European 5% Other Asian/Pacific 2%

Political lean MEDSL · Tarrant

• 2024 margin: Lean R (+5.1) · D 46.7% · R 51.9% · Other 1.4%
• 2008→2024 swing: +6.6pp toward D · 2008: -11.7pp · 2024: -5.1pp
• All cycles: 2024: R+5.1 2020: D+0.2 2016: R+8.7 2012: R+15.7 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.25%
• Current HPI: 249.0762
• Rent YoY: ▲ 0.65%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+16.3% since first listed

6 events — show timeline

• 2026-06-09 Listed $150,000 NTREIS
• 2022-02-08 Price Changed $1,895 RENT.
• 2005-08-16 Sold (Public Records) — Public Records
• 2005-08-02 Sold (MLS) — NTREIS
• 2005-07-27 Listing Removed — NTREIS
• 2005-01-04 Listed $129,000 NTREIS

Property tax history

+3.3%/yr

Latest (2025): $6,147 · -10.6% YoY. Source: county tax records.