4105 Woodhill Bend Dr · Fort Worth, TX 76036

$279,990

3 bd · 2.0 ba · 1,434 sqft · Other · 106 Days on market

Built 2026 7,492 sqft lot $195/sqft · 26% below area Est $378k · 26% under $42/mo HOA · 2% of rent

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +10.1/30.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning new D.R. Horton home in the Sunnycreek located in Crowley and Crowley ISD! The single-story Caprock Floorplan Elevation X, with an estimated Spring completion, offers 3 bedrooms, 2 bathrooms, and a 2-car garage with a modern open-concept layout designed to maximize comfort and everyday functionality. The family room, dining area, and contemporary kitchen come together in an easy-flow design that creates a warm and inviting atmosphere for gatherings. The thoughtfully appointed kitchen includes quartz countertops, 36” painted cabinets, stainless steel appliances, a gas range, stainless steel sink, center island, and a walk-in pantry for practical storage. The private primary suite features an en-suite bath with dual quartz vanities, a 5-foot oversized shower, and a walk-in closet conveniently located off the bathroom. Two secondary bedrooms and a full bathroom with a quartz vanity top offer comfortable accommodations for family members or guests. Luxury vinyl plank flooring enhances the main living areas and wet zones, adding durability and low-maintenance appeal. Built with energy-efficient construction and equipped with America’s Smart Home Technology. Exterior highlights include a landscape package, full sprinkler system with rain sensor, privacy fencing, and more. Residents of Sunnycreek can enjoy mobility friendly trails and two dog parks! Nestled conveniently within minutes of both I-35, Chisholm Trail Pkwy, Chisholm Trail Park, numerous shops and restaurants.

Key facts

• Quartz countertops
• En-suite bath
• Gas range

Tags

• OPEN-CONCEPT LAYOUT
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GAS RANGE
• WALK-IN PANTRY
• EN-SUITE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $280k.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (28.1% below list).
• Recommended offer: $201k (28.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: schools D+, crime F.
• Fort Worth ISD (urban): math 18% / reading 28% proficiency, ranked #742 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.3%/yr); 1036 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $8k 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

• It's been on market 106 days — a 9% lower offer ($255k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,248 (28.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.72% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.53%
• DSCR: 0.89
• GRM: 11.6

CMA / ARV

• ARV (median comp): $378,473
• List price: $279,990
• Delta: -26.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.28% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.27×
• Total profit: $-57,425
• Equity at exit: $41,747

10-year hold

• IRR: -16.5%
• Equity multiple: 0.11×
• Total profit: $-69,741
• Equity at exit: $24,208

Cash invested: $78,397 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,012 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$128 /mo · $1,538/yr
• Insurance: −$117
• HOA: −$42
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-165

Break-even live

Break-even rent $2,222

Max offer price $250,791

Occupancy floor —

Sensitivity live

Price	-10% $-7	-5% $-86	+0% $-165	+5% $-245	+10% $-324
Rent	-10% $-324	-5% $-245	+0% $-165	+5% $-86	+10% $-6
Rate	-1.0pp $-24	-0.5pp $-94	base $-165	+0.5pp $-238	+1.0pp $-312

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: $69,998
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3450 River Park Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1050	$2,024	$1.93	1d	20	0.12mi
4620 Angus Dr Fort Worth, TX	3.0	2.5	1668	$2,195	$1.32	46d	1	0.24mi
3451 River Park Dr Unit 3484 Fort Worth, TX	3.0	2.0	1282	$2,166	$1.69	46d	1	0.24mi
3451 River Park Dr Unit 3488 Fort Worth, TX	2.0	2.0	1088	$1,832	$1.68	46d	1	0.24mi
3451 River Park Dr Unit 3121 Fort Worth, TX	3.0	2.0	1282	$2,020	$1.58	0d	1	0.24mi
3451 River Park Dr Apt 2121 Fort Worth, TX	2.0	2.0	1024	$1,765	$1.72	0d	1	0.24mi
3309 Riveroad Ct Fort Worth, TX	1.0–2.0	1.0–2.0	817	$1,504	$1.84	7d	30	0.27mi
3100 Camellia Rose Dr #110 Fort Worth, TX	2.0	2.0	1658	$3,000	$1.81	46d	1	0.31mi
3301 River Park Dr Unit 3338 Fort Worth, TX	2.0	2.0	1018	$1,378	$1.35	15d	1	0.35mi
3301 River Park Dr Unit 3358 Fort Worth, TX	2.0	2.0	965	$1,357	$1.41	0d	1	0.35mi
3101 River Park Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1110	$1,905	$1.72	4d	32	0.40mi
6948 Valhalla Rd Fort Worth, TX	3.0	3.0	1794	$2,095	$1.17	26d	1	0.50mi
5765 Cedar Creek Dr Benbrook, TX	3.0	2.0	1155	$1,800	$1.56	26d	1	0.54mi
5759 Cedar Creek Dr Benbrook, TX	2.0	2.0	980	$1,825	$1.86	26d	1	0.55mi
5836 Highland Park Dr Unit 2121 Fort Worth, TX	2.0	2.0	1046	$1,375	$1.31	0d	1	0.56mi
5836 Highland Park Dr Unit 5893 Fort Worth, TX	2.0	2.0	1046	$1,365	$1.30	46d	1	0.56mi
3964 Watercourse Dr Fort Worth, TX	3.0	1.0–2.0	1023	$2,802	$2.74	0d	29	0.60mi
7017 Willis Ave Fort Worth, TX	2.0	2.0	1267	$2,395	$1.89	46d	1	0.61mi
5644 Riverwalk Dr Unit 3121 Benbrook, TX	3.0	2.0	1110	$1,276	$1.15	0d	1	0.64mi
5644 Riverwalk Dr Unit 2121 Benbrook, TX	2.0	2.0	931	$1,098	$1.18	1d	1	0.64mi
2751 River Park Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1024	$2,340	$2.28	1d	44	0.64mi
5644 Riverwalk Dr Unit 5701 Benbrook, TX	2.0	2.0	931	$1,149	$1.23	0d	1	0.66mi
5644 Riverwalk Dr Unit 610 Benbrook, TX	3.0	2.0	1110	$1,265	$1.14	13d	1	0.66mi
5828 Arborlawn Dr Fort Worth, TX	2.0	1.0–2.5	1006	$2,904	$2.89	0d	38	0.70mi
6428 Lago Vista Dr Benbrook, TX	2.0	2.5	1700	$1,750	$1.03	7d	1	0.73mi
5608 Bellaire Dr S Unit 5665 Benbrook, TX	2.0	2.0	968	$1,214	$1.25	46d	1	0.79mi
5608 Bellaire Dr S Unit 2121 Benbrook, TX	2.0	2.0	968	$1,315	$1.36	0d	1	0.79mi
4002 Ridglea Country Club Dr Fort Worth, TX	2.0	2.0	1392	$1,695	$1.22	46d	1	0.81mi
6037 Westridge Ln Unit 3121 Fort Worth, TX	3.0	2.0	1600	$1,492	$0.93	0d	1	0.85mi
6037 Westridge Ln Unit 6070 Fort Worth, TX	3.0	2.0	1600	$1,492	$0.93	46d	1	0.85mi
6037 Westridge Ln Unit 2121 Fort Worth, TX	2.0	2.0	1056	$1,117	$1.06	0d	1	0.85mi
6037 Westridge Ln Unit 6094 Fort Worth, TX	2.0	2.0	1056	$1,107	$1.05	46d	1	0.85mi
5016 Marks Pl Fort Worth, TX	3.0	1.0	1087	$1,750	$1.61	1d	1	0.85mi
2500 River Park Dr Fort Worth, TX	1.0–2.0	1.0–2.0	1006	$2,650	$2.63	1d	18	0.88mi
4014 Ridglea Country Club Dr Unit 407 Benbrook, TX	2.0	2.0	1392	$1,450	$1.04	46d	1	0.89mi
4014 Ridglea Country Club Dr Fort Worth, TX	2.0	2.0	1392	$1,750	$1.26	46d	1	0.89mi
5513 Crosscreek Ln Benbrook, TX	1.0–2.0	1.0–2.0	850	$1,197	$1.41	4d	10	0.95mi
4100 Marks Pl Fort Worth, TX	3.0	1.0	1018	$1,695	$1.67	24d	1	1.04mi
5036 Gilbert Dr Fort Worth, TX	3.0	1.0	1074	$2,000	$1.86	46d	1	1.09mi
4900 Bryant Irvin Rd N Unit 612 Fort Worth, TX	3.0	2.0	1235	$1,529	$1.24	24d	1	1.12mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: gas

Listing history 16 events

1. 2026-06-21
   days on market $279,990 Active 106 DOM
2. 2026-06-18
   days on market $279,990 Active 103 DOM
3. 2026-06-17
   days on market $279,990 Active 102 DOM
4. 2026-06-16
   days on market $279,990 Active 101 DOM
5. 2026-06-15
   days on market $279,990 Active 100 DOM
6. 2026-06-13
   days on market $279,990 Active 98 DOM
7. 2026-06-09
   days on market $279,990 Active 94 DOM
8. 2026-06-08
   days on market $279,990 Active 93 DOM
9. 2026-06-07
   days on market $279,990 Active 92 DOM
10. 2026-06-04
    days on market $279,990 Active 89 DOM
11. 2026-06-03
    days on market $279,990 Active 88 DOM
12. 2026-06-02
    days on market $279,990 Active 87 DOM
13. 2026-06-02
    days on market $279,990 Active 86 DOM
14. 2026-05-31
    days on market $279,990 Active 85 DOM
15. 2026-05-19
    price $286,990 1509-char remark

    Show marketing remark (1509 chars)

    Stunning new D.R. Horton home in the Sunnycreek located in Crowley and Crowley ISD! The single-story Caprock Floorplan Elevation X, with an estimated Spring completion, offers 3 bedrooms, 2 bathrooms, and a 2-car garage with a modern open-concept layout designed to maximize comfort and everyday functionality. The family room, dining area, and contemporary kitchen come together in an easy-flow design that creates a warm and inviting atmosphere for gatherings. The thoughtfully appointed kitchen includes quartz countertops, 36” painted cabinets, stainless steel appliances, a gas range, stainless steel sink, center island, and a walk-in pantry for practical storage. The private primary suite features an en-suite bath with dual quartz vanities, a 5-foot oversized shower, and a walk-in closet conveniently located off the bathroom. Two secondary bedrooms and a full bathroom with a quartz vanity top offer comfortable accommodations for family members or guests. Luxury vinyl plank flooring enhances the main living areas and wet zones, adding durability and low-maintenance appeal. Built with energy-efficient construction and equipped with America’s Smart Home Technology. Exterior highlights include a landscape package, full sprinkler system with rain sensor, privacy fencing, and more. Residents of Sunnycreek can enjoy mobility friendly trails and two dog parks! Nestled conveniently within minutes of both I-35, Chisholm Trail Pkwy, Chisholm Trail Park, numerous shops and restaurants.

16. 2026-03-07
    listed $288,990 Active 1509-char remark

    Show marketing remark (1509 chars)

    Stunning new D.R. Horton home in the Sunnycreek located in Crowley and Crowley ISD! The single-story Caprock Floorplan Elevation X, with an estimated Spring completion, offers 3 bedrooms, 2 bathrooms, and a 2-car garage with a modern open-concept layout designed to maximize comfort and everyday functionality. The family room, dining area, and contemporary kitchen come together in an easy-flow design that creates a warm and inviting atmosphere for gatherings. The thoughtfully appointed kitchen includes quartz countertops, 36” painted cabinets, stainless steel appliances, a gas range, stainless steel sink, center island, and a walk-in pantry for practical storage. The private primary suite features an en-suite bath with dual quartz vanities, a 5-foot oversized shower, and a walk-in closet conveniently located off the bathroom. Two secondary bedrooms and a full bathroom with a quartz vanity top offer comfortable accommodations for family members or guests. Luxury vinyl plank flooring enhances the main living areas and wet zones, adding durability and low-maintenance appeal. Built with energy-efficient construction and equipped with America’s Smart Home Technology. Exterior highlights include a landscape package, full sprinkler system with rain sensor, privacy fencing, and more. Residents of Sunnycreek can enjoy mobility friendly trails and two dog parks! Nestled conveniently within minutes of both I-35, Chisholm Trail Pkwy, Chisholm Trail Park, numerous shops and restaurants.

ⓘ 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: $1,538 · $128/mo
• Projected year-2 tax: $5,124 · $427/mo
• Expected delta: +$3,586/yr (+$299/mo · 233.1%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $24,150
• − Mortgage interest: −$15,684
• − Property taxes: −$1,538
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,932
• − Management: −$1,932
• − HOA: −$504
• − Depreciation: −$8,145
• Taxable loss: −$6,985
• Est. tax savings @ 24.0%: +$1,676
• After-tax cash flow: $-307/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: Fort Worth ISD
• NCES district ID: 4819700
• Math proficiency: 18% ▼ -16.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $42,109
• Composite: 19.61/100
• National rank: #8753
• State rank: #742 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): 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

-0.7% since first listed

2 events — show timeline

• 2026-05-19 Price Changed $286,990 NTREIS
• 2026-03-07 Listed $288,990 NTREIS