625 E Mustang St · Crowley, TX 76036

$155,000

3 bd · 2.0 ba · 1,676 sqft · SingleFamily public records

Built 1965 8,538 sqft lot Est $275k · 44% under

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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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +8.5/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 8,538 sq ft lot
• 2 garage spots
• Built 1965

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 9.7% vs local median 4.5% in Crowley — 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 76/100 on livability (#103 in TX, #3,462 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Crowley ISD (urban): math 23% / reading 32% proficiency, ranked #643 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: S H Crowley El (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 512 students, 66% FRL); H F Stevens Middle (math 16% / reading 26%, grade F, #1,387 of 1,662 statewide, top 85%, 747 students, 84% FRL); Crowley H S (math 23% / reading 36%, grade F, #1,112 of 1,632 statewide, top 70%, 2,351 students, 72% FRL) — zoned schools average 74% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 1036 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $5k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.35% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.06%
• DSCR: 1.54
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $274,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
625 E Mustang St	0.00mi	3/2.0	1,676 (0%)	1mo	$155,000	$92	99
109 S Driskell Dr	0.15mi	3/2.0	1,540 (-8%)	4mo	$131,000	$85	76
973 Mesa Vista Dr	0.58mi	3/2.0	1,736 (+4%)	0mo	$285,000	$164	67
216 Lincoln Ln	0.72mi	3/2.0	1,682 (+0%)	4mo	$249,000	$148	63
1220 Jackson Dr	0.73mi	3/2.0	1,666 (-1%)	3mo	$265,000	$159	62
553 Vickie St	0.46mi	4/2.0 (+1)	1,772 (+6%)	2mo	$285,000	$161	62
192 Hirth Dr	0.61mi	3/2.0	1,577 (-6%)	1mo	$280,000	$178	61
200 Lincoln Ln	0.71mi	3/2.0	1,702 (+2%)	4mo	$268,999	$158	61
301 Rock Meadow Dr	0.47mi	3/2.0	1,443 (-14%)	3mo	$280,000	$194	53
955 Behrens Ct	0.52mi	3/2.0	1,432 (-15%)	2mo	$254,000	$177	50
401 Ferenz Ct	0.63mi	3/2.0	1,464 (-13%)	1mo	$280,000	$191	49
113 Adams Dr	0.60mi	3/2.0	1,452 (-13%)	4mo	$275,000	$189	46

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 · 2.28% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,282
• Equity at exit: $23,111

10-year hold

• IRR: 9.7%
• Equity multiple: 1.72×
• Total profit: $31,292
• Equity at exit: $13,402

Cash invested: $43,400 (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 76036

• Home prices YoY: -25.2%
• Rents YoY: 2.3%
• Active inventory: 1036
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,100 high
• Mortgage (P&I): −$813
• Tax from tax record: −$345 /mo · $4,142/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $436

Break-even live

Break-even rent $1,548

Max offer price $155,000

Occupancy floor 74%

Sensitivity live

Price	-10% $524	-5% $480	+0% $436	+5% $392	+10% $349
Rent	-10% $270	-5% $353	+0% $436	+5% $519	+10% $602
Rate	-1.0pp $514	-0.5pp $476	base $436	+0.5pp $396	+1.0pp $355

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 E Mission St Crowley, TX	3.0	1.0	1323	$1,460	$1.10	26d	1	0.09mi
708 E Prairie View Rd Crowley, TX	3.0	1.5	1080	$1,750	$1.62	14d	1	0.16mi
521 Mesquite Ave Crowley, TX	3.0	2.0	1400	$1,900	$1.36	26d	1	0.20mi
824 E Prairie View Rd Crowley, TX	3.0	2.0	1120	$1,795	$1.60	45d	1	0.25mi
416 San Lucas Dr Crowley, TX	4.0	2.0	1884	$2,199	$1.17	23d	1	0.45mi
552 Kerry St Crowley, TX	3.0	2.0	1636	$2,295	$1.40	3d	1	0.49mi
121 S Hampton Rd Crowley, TX	1.0–2.0	1.0–2.0	909	$1,675	$1.84	0d	9	0.51mi
205 Kennedy Dr Crowley, TX	3.0	2.0	1478	$1,935	$1.31	14d	1	0.52mi
209 E Eller Ave Crowley, TX	4.0	2.0	1978	$2,200	$1.11	14d	1	0.54mi
200 Kennedy Ct Crowley, TX	3.0	2.0	1478	$1,860	$1.26	45d	1	0.56mi
204 Kennedy Ct Crowley, TX	3.0	2.0	1478	$2,015	$1.36	4d	1	0.56mi
237 Kennedy Dr Crowley, TX	3.0	2.0	1478	$1,920	$1.30	0d	1	0.59mi
280 Edison Ln Crowley, TX	3.0	2.0	1478	$1,925	$1.30	26d	1	0.59mi
929 Mesa Vista Dr Crowley, TX	4.0	2.0	2239	$2,400	$1.07	14d	1	0.60mi
705 Loftin St Crowley, TX	3.0	2.0	1514	$2,200	$1.45	45d	1	0.60mi
625 Hutchins Dr Crowley, TX	3.0	2.0	1357	$1,885	$1.39	45d	1	0.62mi
129 Currie Ct Crowley, TX	3.0	2.0	1478	$1,955	$1.32	45d	1	0.63mi
129 Hirth Dr Crowley, TX	3.0	3.0	1624	$1,850	$1.14	14d	1	0.65mi
209 Rock Hill Dr Crowley, TX	4.0	2.0	1908	$2,275	$1.19	45d	1	0.70mi
708 Cheryl St Crowley, TX	3.0	2.0	1659	$2,100	$1.27	20d	1	0.70mi
304 S Magnolia St Apt D Crowley, TX	3.0	2.0	1064	$1,300	$1.22	0d	1	0.71mi
148 Centennial Pl Crowley, TX	3.0	2.5	2205	$2,095	$0.95	0d	1	0.77mi
601 Porter Ave Crowley, TX	3.0	2.0	1563	$2,195	$1.40	45d	1	0.83mi
752 Rutherford Dr Crowley, TX	4.0	2.0	1856	$2,209	$1.19	45d	1	0.86mi
416 Heritage Dr Crowley, TX	3.0	2.0	2250	$2,250	$1.00	4d	1	0.86mi
701 Daniels Dr Crowley, TX	3.0	2.0	1232	$1,850	$1.50	22d	1	0.88mi
744 Walls Blvd Crowley, TX	4.0	2.0	1792	$2,300	$1.28	45d	1	0.89mi
720 Watson Way Crowley, TX	3.0	2.0	1782	$2,095	$1.18	45d	1	0.89mi
433 Heritage Dr Crowley, TX	3.0	2.0	1783	$1,970	$1.10	11d	1	0.90mi
709 Daniels Dr Crowley, TX	3.0	2.0	1418	$2,040	$1.44	0d	1	0.91mi
509 S Beverly St Unit 3 Crowley, TX	2.0	1.5	1136	$1,350	$1.19	0d	1	0.92mi
1419 Windy Meadows Dr Burleson, TX	4.0	2.0	1950	$2,400	$1.23	20d	1	0.96mi
329 Indian Blanket Dr Burleson, TX	3.0	2.0	1799	$2,100	$1.17	23d	1	0.96mi
357 Coral Vine Ln Burleson, TX	4.0	2.0	1846	$2,400	$1.30	45d	1	0.99mi
1424 Paint Brush Ct Burleson, TX	3.0	2.0	1293	$1,800	$1.39	0d	1	1.02mi
221 Arnold St Crowley, TX	3.0	2.0	1266	$1,695	$1.34	6d	1	1.02mi
816 Oriel Cir Crowley, TX	3.0	2.0	1540	$2,400	$1.56	2d	1	1.02mi
1312 Hunters Ridge Dr Crowley, TX	4.0	3.0	2155	$2,700	$1.25	11d	1	1.04mi
637 Peach Ln Burleson, TX	3.0	2.0	1953	$2,400	$1.23	26d	1	1.05mi
404 Canoe Way Crowley, TX	4.0	2.0	1827	$2,195	$1.20	21d	1	1.13mi

Listing history 5 events

1. 2026-05-27
   listed $155,000
2. 2026-05-27
   historical
3. 2018-06-15
   soldstatus
4. 2018-06-15
   soldstatus
5. 2009-08-28
   soldstatus

ⓘ 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: $4,142 · $345/mo
• Projected year-2 tax: $4,142 · $345/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,197
• − Mortgage interest: −$8,682
• − Property taxes: −$4,142
• − Insurance: −$775
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$4,509
• Taxable income: $3,057
• Est. tax owed @ 24.0%: −$734
• After-tax cash flow: $4,501/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: Crowley ISD
• NCES district ID: 4815910
• Math proficiency: 23% ▼ -15.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $59,810
• Composite: 25.04/100
• National rank: #7549
• State rank: #643 of 826 in TX

Livability — Crowley

• Score: 76/100
• State rank: #103
• US rank: #3462

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crowley, TX
• County: Tarrant County · 2,033,669 people
• City population: 36,044
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 36,044
• Household income: $97,973
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 584.0

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 0.65)
• Race & ethnicity: White 48% Hispanic / Latino 28% Black 20% Two or more races 14% Asian 2%
• Hispanic origin (detail): Mexican 23% Puerto Rican 2%
• Common ancestry: Slovak 3% Italian 2% Serbian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 18% Other Indo-European 1% Vietnamese 1%

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: ▼ -80.45%
• Current HPI: 238.6365
• Rent YoY: ▲ 2.28%
• 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

5 events — show timeline

• 2026-05-27 Listing Removed — NTREIS
• 2026-05-27 Listed $155,000 NTREIS
• 2018-06-15 Sold (Public Records) — Public Records
• 2018-06-15 Sold (Public Records) — Public Records
• 2009-08-28 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $4,142 · +0.4% YoY. Source: county tax records.