761 Lyft Ln · Fort Worth, TX 76008

$379,990

3 bd · 2.0 ba · 2,002 sqft · SingleFamily · 68 Days on market

Built 2025 Poor condition 6,000 sqft lot $190/sqft · at area comps Est $389k · at est. $88/mo HOA · 3% of rent ↓ 2% since listing

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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).

• Cash flow +9.6/30.0
• ARV discount +8.6/15.0
• Schools +6.2/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• 1% rule +3.2/10.0
• DSCR +2.7/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 21239252 - Built by Trophy Signature Homes - Ready Now! ~ Creatively designed to accommodate the needs of everyone, the Heisman is a unique plan. The main living area is expansive, encompassing the island kitchen, dining area and family room. Invite the football team for an after-party or snuggle up for a movie as the room easily adapts to your needs. Outstanding storage capacity is another feature, with a walk-in pantry, large utility room, walk-in closet in the primary suite and extra space in the garage.

Key facts

• 6,000 sq ft lot
• 2 garage spots
• Built 2025

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $380k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-255 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $343k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $311k (18.1% below list).
• Recommended offer: $311k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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.
• Aledo ISD (rural): math 66% / reading 68% proficiency, ranked #11 of 826 in TX (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Mccall El (math 60% / reading 64%, grade B, #321 of 4,322 statewide, top 8%, 570 students, 15% FRL); Aledo Middle (math 69% / reading 72%, grade A, #57 of 1,662 statewide, top 3%, 944 students, 11% FRL); Aledo H S (math 87% / reading 50%, grade B, #147 of 1,632 statewide, top 9%, 1,622 students, 14% FRL) — zoned schools at 13% FRL track the district average.
• Market conditions: Rents rising (+3.8%/yr); 825 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 437 units permitted in Parker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Parker County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($357k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $311,306 (18.1% 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 68 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.82% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.87%
• DSCR: 0.87
• GRM: 10.2

CMA / ARV

• ARV (median comp): $389,105
• List price: $379,990
• Delta: -2.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 Bushman Dr	0.15mi	4/2.5 (+1)	2,035 (+2%)	1mo	$382,185	$188	82
15149 Ram Rock Dr	0.20mi	4/2.5 (+1)	2,035 (+2%)	0mo	$380,385	$187	81
15157 Ram Rock Dr	0.18mi	4/2.0 (+1)	2,125 (+6%)	0mo	$380,535	$179	76
737 Lyft Ln	0.06mi	4/3.0 (+1)	2,153 (+8%)	1mo	$411,490	$191	75
15153 Ram Rock Dr	0.19mi	4/2.0 (+1)	1,834 (-8%)	0mo	$367,085	$200	72
14841 Gladstone Dr	0.61mi	3/2.0	1,876 (-6%)	0mo	$364,900	$195	61
15057 Ted Trl	0.44mi	3/2.0	2,261 (+13%)	1mo	$410,000	$181	58
213 Palmerston Dr	0.73mi	3/2.0	2,100 (+5%)	0mo	$375,000	$179	57
14824 Complacent Way	0.72mi	3/2.0	1,853 (-7%)	0mo	$349,900	$189	54
14829 Complacent Way	0.75mi	3/2.0	1,816 (-9%)	0mo	$359,000	$198	49
200 Open Sky Dr	0.70mi	4/2.0 (+1)	2,196 (+10%)	1mo	$430,000	$196	46
124 Gill Point Ln	0.74mi	4/2.5 (+1)	2,209 (+10%)	1mo	$390,000	$177	41

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 · 3.82% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.29×
• Total profit: $-75,107
• Equity at exit: $56,658

10-year hold

• IRR: -11.3%
• Equity multiple: 0.29×
• Total profit: $-75,076
• Equity at exit: $32,855

Cash invested: $106,397 (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 76008

• Home prices YoY: -16.5%
• Rents YoY: 3.8%
• Active inventory: 825
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $3,113 high
• Mortgage (P&I): −$1,993
• Tax est. 1.5%: −$475 /mo · $5,700/yr
• Insurance: −$158
• HOA: −$88
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $-255

Break-even live

Break-even rent $3,435

Max offer price $343,133

Occupancy floor —

Sensitivity live

Price	-10% $8	-5% $-123	+0% $-255	+5% $-386	+10% $-517
Rent	-10% $-501	-5% $-378	+0% $-255	+5% $-132	+10% $-9
Rate	-1.0pp $-63	-0.5pp $-158	base $-255	+0.5pp $-353	+1.0pp $-453

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: $94,998
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
253 Gill Point Ln Aledo, TX	4.0	2.5	2858	$3,650	$1.28	7d	1	0.59mi
14824 Brettridge Dr Aledo, TX	4.0	3.5	2782	$3,321	$1.19	45d	1	0.84mi
15049 Chipwood Dr Aledo, TX	3.0	3.0	2337	$3,500	$1.50	45d	1	0.98mi
616 Ardath Dr Aledo, TX	3.0	2.0	2050	$2,850	$1.39	14d	1	1.11mi
14953 Gentry Dr Aledo, TX	3.0	2.5	2866	$3,300	$1.15	45d	1	1.16mi

HOA detail

• Monthly dues: $88 · $1,056/yr

Listing history 18 events

1. 2026-06-21
   days on market $379,990 Active 68 DOM
2. 2026-06-18
   days on market $379,990 Active 65 DOM
3. 2026-06-17
   days on market $379,990 Active 64 DOM
4. 2026-06-16
   days on market $379,990 Active 63 DOM
5. 2026-06-15
   days on market $379,990 Active 62 DOM
6. 2026-06-13
   days on market $379,990 Active 60 DOM
7. 2026-06-09
   days on market $379,990 Active 56 DOM
8. 2026-06-08
   days on market $379,990 Active 55 DOM
9. 2026-06-07
   pricedays on market $379,990 Active 54 DOM
10. 2026-06-04
    days on market $385,990 Active 51 DOM
11. 2026-06-03
    days on market $385,990 Active 50 DOM
12. 2026-06-02
    days on market $385,990 Active 49 DOM
13. 2026-06-01
    days on market $385,990 Active 48 DOM
14. 2026-05-31
    days on market $385,990 Active 47 DOM
15. 2026-04-18
    price $385,990 517-char remark

    Show marketing remark (517 chars)

    MLS# 21239252 - Built by Trophy Signature Homes - Ready Now! ~ Creatively designed to accommodate the needs of everyone, the Heisman is a unique plan. The main living area is expansive, encompassing the island kitchen, dining area and family room. Invite the football team for an after-party or snuggle up for a movie as the room easily adapts to your needs. Outstanding storage capacity is another feature, with a walk-in pantry, large utility room, walk-in closet in the primary suite and extra space in the garage.

16. 2026-04-17
    price $385,990 454-char remark

    Show marketing remark (454 chars)

    Creatively designed to accommodate the needs of everyone, the Heisman is a unique plan. The main living area is expansive, encompassing the island kitchen, dining area and family room. Invite the football team for an after-party or snuggle up for a movie as the room easily adapts to your needs. Outstanding storage capacity is another feature, with a walk-in pantry, large utility room, walk-in closet in the primary suite and extra space in the garage.

17. 2026-04-14
    listed $393,490 Active 454-char remark

    Show marketing remark (517 chars)

    MLS# 21239252 - Built by Trophy Signature Homes - Ready Now! ~ Creatively designed to accommodate the needs of everyone, the Heisman is a unique plan. The main living area is expansive, encompassing the island kitchen, dining area and family room. Invite the football team for an after-party or snuggle up for a movie as the room easily adapts to your needs. Outstanding storage capacity is another feature, with a walk-in pantry, large utility room, walk-in closet in the primary suite and extra space in the garage.

18. 2026-04-14
    listed $393,490 Active 517-char remark

    Show marketing remark (517 chars)

    MLS# 21239252 - Built by Trophy Signature Homes - Ready Now! ~ Creatively designed to accommodate the needs of everyone, the Heisman is a unique plan. The main living area is expansive, encompassing the island kitchen, dining area and family room. Invite the football team for an after-party or snuggle up for a movie as the room easily adapts to your needs. Outstanding storage capacity is another feature, with a walk-in pantry, large utility room, walk-in closet in the primary suite and extra space in the garage.

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

Taxation est. · year 1

• Rental income: $37,357
• − Mortgage interest: −$21,285
• − Property taxes: −$5,700
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,989
• − Management: −$2,989
• − HOA: −$1,056
• − Depreciation: −$11,054
• Taxable loss: −$9,616
• Est. tax savings @ 24.0%: +$2,308
• After-tax cash flow: $-749/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

The home has severe mold and water damage on the exterior walls and no visible roof damage. The home requires extensive repairs and painting to improve its condition and value.

Repairs flagged

• Major Exterior walls — Severe mold and water damage
• Major Roof — No visible roof damage, but the satellite image shows a large footprint

Value-add opportunities

• Resale Paint exterior walls — Painting the exterior walls can improve the home's curb appeal and value
• Resale Repair and paint exterior walls — Repairing and painting the exterior walls can improve the home's curb appeal and value
• Resale Replace roof — Replacing the roof can improve the home's structural integrity and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior walls · Severe mold and water damage	Major	$15,000–50,000
Roof · No visible roof damage, but the satellite image shows a large footprint	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale Paint exterior walls — Painting the exterior walls can improve the home's curb appeal and value ↑
• Resale Repair and paint exterior walls — Repairing and painting the exterior walls can improve the home's curb appeal and value ↑
• Resale Replace roof — Replacing the roof can improve the home's structural integrity and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Aledo ISD
• NCES district ID: 4807780
• Math proficiency: 66% ▼ -8.00%
• Reading proficiency: 68% ▼ -2.00%
• Median HH income: $102,936
• Composite: 61.94/100
• National rank: #725
• State rank: #11 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

• County: Parker County · 144,797 people
• City population: 911,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 25,165
• Household income: $168,314
• Rent vs Own: 8.2% rent · 91.8% own
• Severe rent burden: 27.0

Population outlook (Parker County) Hauer SSP2

• Today (2025): 147,426 people
• By 2030: 157,863 · +7.1%
• By 2040: 177,519 · +20.4%
• By 2050: 194,786 · +32.1%
• By 2075: 238,799 · +62.0%
• By 2100: 264,126 · +79.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 7%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 3% Slovak 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · Parker

• 2024 margin: Solid R (+66.4) · D 16.4% · R 82.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -55.2pp · 2024: -66.4pp
• All cycles: 2024: R+66.4 2020: R+64.4 2016: R+67.5 2012: R+65.8 2008: R+55.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.05%
• Current HPI: 242.9582
• Rent YoY: ▲ 3.82%
• 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

-1.9% since first listed

4 events — show timeline

• 2026-04-18 Price Changed $385,990 NTREIS
• 2026-04-17 Price Changed $385,990 Zillow
• 2026-04-14 Listed $393,490 Zillow
• 2026-04-14 Listed $393,490 NTREIS