11616 Bobcat Dr · Fort Worth, TX 76244

$299,900

4 bd · 2.0 ba · 2,060 sqft · SingleFamily public records · 27 Days on market

Built 2003 5,140 sqft lot $146/sqft · at area comps Est $312k · at est. $45/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).

• Cash flow +9.8/30.0
• ARV discount +9.3/15.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• DSCR +2.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come home to a wonderfully located 4 bedroom 2.5 bath two-story home in lovely Villages of Woodland Springs. Enjoy the larger rear yard, amply down and upstairs space and proximity to shops, restaurants, highway access, restaurants, parks and schools. The home has ample space including a usable space upstairs for a gym, play area or work space. Make an appointment today before this competitively priced home slips away!

Key facts

• Proximity to schools
• Proximity to parks
• Larger rear yard

Tags

• LARGER REAR YARD
• USABLE SPACE UPSTAIRS
• PROXIMITY TO SHOPS
• PROXIMITY TO RESTAURANTS
• PROXIMITY TO PARKS
• PROXIMITY TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-194 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (12.3% below list).
• Recommended offer: $263k (12.3% 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: schools D+, 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.
• Market conditions: Rents flat; 341 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2k of loan paydown is wiped out by about $9k 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 27 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,083 (12.3% 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. 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. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.78%
• DSCR: 0.88
• GRM: 9.5

CMA / ARV

• ARV (median comp): $312,389
• List price: $299,900
• Delta: -4.00%
• 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
11616 Bobcat Dr	0.00mi	4/2.5	2,060 (0%)	1mo	$299,900	$146	97
3021 Thicket Bend Ct	0.44mi	4/3.0	2,049 (-0%)	1mo	$344,995	$168	73
11929 Brown Fox Dr	0.43mi	4/2.5	2,013 (-2%)	2mo	$339,000	$168	73
2749 Lynx Ln	0.30mi	4/2.5	2,236 (+8%)	4mo	$349,900	$156	66
11924 Brown Fox Dr	0.40mi	4/2.5	2,236 (+8%)	4mo	$375,000	$168	62
11856 Porcupine Dr	0.21mi	3/3.0 (-1)	1,780 (-14%)	2mo	$290,000	$163	56
2540 Grey Kingbird Trl	0.38mi	4/3.0	2,328 (+13%)	1mo	$405,000	$174	56
11921 Sundog Way	0.47mi	3/2.0 (-1)	1,844 (-10%)	2mo	$349,990	$190	54
2872 Spotted Owl Dr	0.49mi	4/2.0	2,362 (+15%)	0mo	$425,000	$180	52
12161 Thicket Bend Dr	0.50mi	3/2.5 (-1)	1,812 (-12%)	2mo	$300,000	$166	48
11928 Horseshoe Ridge Dr	0.49mi	3/2.0 (-1)	1,785 (-13%)	7mo	$350,000	$196	44
11436 Ridgeview Cir	0.68mi	3/2.0 (-1)	2,269 (+10%)	3mo	$650,000	$286	44

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: -23.8%
• Equity multiple: 0.20×
• Total profit: $-66,892
• Equity at exit: $44,716

10-year hold

• IRR: -28.0%
• Equity multiple: -0.16×
• Total profit: $-97,322
• Equity at exit: $25,930

Cash invested: $83,972 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,631 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$530 /mo · $6,361/yr
• Insurance: −$125
• HOA: −$45
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $-194

Break-even live

Break-even rent $2,877

Max offer price $265,563

Occupancy floor —

Sensitivity live

Price	-10% $-25	-5% $-109	+0% $-194	+5% $-279	+10% $-364
Rent	-10% $-402	-5% $-298	+0% $-194	+5% $-90	+10% $13
Rate	-1.0pp $-43	-0.5pp $-118	base $-194	+0.5pp $-272	+1.0pp $-351

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11929 Porcupine Dr Fort Worth, TX	4.0	2.0	1553	$2,200	$1.42	8d	1	0.28mi
3105 Glen Vista Dr Fort Worth, TX	3.0	2.0	1456	$1,750	$1.20	44d	1	0.29mi
2741 Lynx Ln Fort Worth, TX	4.0	2.5	2236	$2,995	$1.34	0d	1	0.29mi
2749 Lynx Ln Fort Worth, TX	4.0	2.5	2236	$2,600	$1.16	44d	1	0.30mi
2721 Lynx Ln Fort Worth, TX	4.0	2.5	2395	$2,570	$1.07	44d	1	0.33mi
2837 Muskrat Dr Fort Worth, TX	3.0	2.0	1780	$2,900	$1.63	3d	1	0.43mi
2929 Spotted Owl Dr Fort Worth, TX	3.0	2.0	1825	$3,400	$1.86	0d	1	0.44mi
12141 Thicket Bend Dr Fort Worth, TX	4.0	2.0	1530	$2,150	$1.41	0d	1	0.45mi
2809 Muskrat Dr Fort Worth, TX	4.0	2.0	1890	$2,200	$1.16	25d	1	0.49mi
2856 Spotted Owl Dr Fort Worth, TX	3.0	2.5	2290	$2,690	$1.17	44d	1	0.51mi
12172 Walden Wood Dr Fort Worth, TX	4.0	3.5	2478	$2,495	$1.01	25d	1	0.55mi
2912 Hollow Valley Dr Fort Worth, TX	4.0	2.0	2243	$2,600	$1.16	44d	1	0.57mi
2621 Frisco Wood Dr Fort Worth, TX	4.0	2.0	1584	$2,150	$1.36	12d	1	0.58mi
12320 Walden Wood Dr Fort Worth, TX	4.0	2.5	1856	$2,795	$1.51	2d	1	0.71mi
3532 Barber Creek Ct Fort Worth, TX	4.0	3.0	2526	$3,695	$1.46	44d	1	0.85mi
10741 Traymore Dr Fort Worth, TX	3.0	2.5	1468	$2,100	$1.43	25d	1	0.88mi
10652 Astor Dr Fort Worth, TX	3.0	2.5	1500	$1,995	$1.33	44d	1	0.96mi
12405 Durango Root Dr Fort Worth, TX	3.0	2.0	1558	$2,300	$1.48	14d	1	0.97mi
12405 Durango Root Dr Fort Worth, TX	3.0	2.0	1558	$2,300	$1.48	16d	1	0.97mi
3436 Glass Mountain Trl Keller, TX	3.0	3.0	2547	$2,500	$0.98	44d	1	0.97mi
10624 Traymore Dr Fort Worth, TX	3.0	3.0	1476	$2,195	$1.49	19d	1	1.01mi
3513 Durango Root Ct Fort Worth, TX	3.0	2.0	1821	$2,750	$1.51	44d	1	1.03mi
12637 Diamond Peak Dr Fort Worth, TX	3.0	2.0	1746	$2,350	$1.35	21d	1	1.05mi
4640 Daisy Leaf Dr Fort Worth, TX	3.0	2.0	1820	$2,325	$1.28	19d	1	1.05mi
12153 Angel Food Ln Fort Worth, TX	4.0	2.0	1954	$2,740	$1.40	0d	1	1.09mi
4529 Sheldon Trl Fort Worth, TX	3.0	2.0	1800	$2,300	$1.28	8d	1	1.15mi
11425 Maddie Ave Fort Worth, TX	4.0	2.5	2280	$2,555	$1.12	44d	1	1.16mi
3712 Heather Meadows Dr Keller, TX	4.0	2.0	2210	$2,900	$1.31	22d	1	1.16mi
3712 Heather Meadows Dr Keller, TX	4.0	2.0	2210	$2,900	$1.31	25d	1	1.16mi
12233 Macaroon Ln Fort Worth, TX	4.0	3.0	2495	$2,700	$1.08	44d	1	1.16mi
3737 Trillium Dr Keller, TX	4.0	2.0	2036	$2,550	$1.25	25d	1	1.18mi
4812 Carrotwood Dr Fort Worth, TX	3.0	2.0	1704	$2,350	$1.38	44d	1	1.18mi
4849 Carrotwood Dr Fort Worth, TX	4.0	2.0	1934	$2,150	$1.11	44d	1	1.22mi
10401 N Riverside Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1236	$3,384	$2.74	2d	47	1.26mi
10408 Jaybird Dr Fort Worth, TX	3.0	2.0	1846	$2,095	$1.13	44d	1	1.27mi
3624 Furlong Way Fort Worth, TX	4.0	3.0	2314	$2,795	$1.21	44d	1	1.29mi
4836 Carmel Valley Dr Keller, TX	4.0	2.0	2135	$2,750	$1.29	19d	1	1.30mi
4405 Ray White Rd Fort Worth, TX	3.0	2.0	2325	$2,600	$1.12	21d	1	1.35mi
4900 Monte Verde Dr Keller, TX	4.0	2.5	2176	$2,680	$1.23	44d	1	1.36mi
3925 Hanna Rose Ln Fort Worth, TX	3.0	2.5	2649	$2,450	$0.92	44d	1	1.38mi

HOA detail

• Monthly dues: $45 · $540/yr
• Likely covers: gym

Listing history 10 events

1. 2026-05-08
   historical Active Option Contract 422-char remark

   Show marketing remark (422 chars)

   Come home to a wonderfully located 4 bedroom 2.5 bath two-story home in lovely Villages of Woodland Springs. Enjoy the larger rear yard, amply down and upstairs space and proximity to shops, restaurants, highway access, restaurants, parks and schools. The home has ample space including a usable space upstairs for a gym, play area or work space. Make an appointment today before this competitively priced home slips away!

2. 2026-04-22
   listed $299,900 Active 422-char remark

   Show marketing remark (422 chars)

   Come home to a wonderfully located 4 bedroom 2.5 bath two-story home in lovely Villages of Woodland Springs. Enjoy the larger rear yard, amply down and upstairs space and proximity to shops, restaurants, highway access, restaurants, parks and schools. The home has ample space including a usable space upstairs for a gym, play area or work space. Make an appointment today before this competitively priced home slips away!

3. 2013-01-02
   soldstatus
4. 2012-12-28
   soldstatus Closed 496-char remark

   Show marketing remark (496 chars)

   Must see PRECIOUS HOME * Master Planned Community * 4 bedrooms * Secondary bedrooms have professionally painted murals on all walls * No need to decorate * It's already done * Gameroom upstairs * Master w-walk-in closet * Large living downstairs w-corner cast-stone FP * Kitchen & breakfast w-faux paint * Granite-look countertops * Breakfast bar * Oversized utility & pantry * Large fenced backyard with no neighbor behind * Walk to community pool * Park * Hockey Rink * Recent Roof!

5. 2012-12-16
   status Pending 496-char remark

   Show marketing remark (496 chars)

   Must see PRECIOUS HOME * Master Planned Community * 4 bedrooms * Secondary bedrooms have professionally painted murals on all walls * No need to decorate * It's already done * Gameroom upstairs * Master w-walk-in closet * Large living downstairs w-corner cast-stone FP * Kitchen & breakfast w-faux paint * Granite-look countertops * Breakfast bar * Oversized utility & pantry * Large fenced backyard with no neighbor behind * Walk to community pool * Park * Hockey Rink * Recent Roof!

6. 2012-12-08
   historical Active Option Contract 496-char remark

   Show marketing remark (496 chars)

   Must see PRECIOUS HOME * Master Planned Community * 4 bedrooms * Secondary bedrooms have professionally painted murals on all walls * No need to decorate * It's already done * Gameroom upstairs * Master w-walk-in closet * Large living downstairs w-corner cast-stone FP * Kitchen & breakfast w-faux paint * Granite-look countertops * Breakfast bar * Oversized utility & pantry * Large fenced backyard with no neighbor behind * Walk to community pool * Park * Hockey Rink * Recent Roof!

7. 2012-12-01
   price $135,000 496-char remark

   Show marketing remark (496 chars)

   Must see PRECIOUS HOME * Master Planned Community * 4 bedrooms * Secondary bedrooms have professionally painted murals on all walls * No need to decorate * It's already done * Gameroom upstairs * Master w-walk-in closet * Large living downstairs w-corner cast-stone FP * Kitchen & breakfast w-faux paint * Granite-look countertops * Breakfast bar * Oversized utility & pantry * Large fenced backyard with no neighbor behind * Walk to community pool * Park * Hockey Rink * Recent Roof!

8. 2012-09-27
   price $139,900 496-char remark

   Show marketing remark (496 chars)

   Must see PRECIOUS HOME * Master Planned Community * 4 bedrooms * Secondary bedrooms have professionally painted murals on all walls * No need to decorate * It's already done * Gameroom upstairs * Master w-walk-in closet * Large living downstairs w-corner cast-stone FP * Kitchen & breakfast w-faux paint * Granite-look countertops * Breakfast bar * Oversized utility & pantry * Large fenced backyard with no neighbor behind * Walk to community pool * Park * Hockey Rink * Recent Roof!

9. 2012-09-07
   price $143,900 496-char remark

   Show marketing remark (496 chars)

   Must see PRECIOUS HOME * Master Planned Community * 4 bedrooms * Secondary bedrooms have professionally painted murals on all walls * No need to decorate * It's already done * Gameroom upstairs * Master w-walk-in closet * Large living downstairs w-corner cast-stone FP * Kitchen & breakfast w-faux paint * Granite-look countertops * Breakfast bar * Oversized utility & pantry * Large fenced backyard with no neighbor behind * Walk to community pool * Park * Hockey Rink * Recent Roof!

10. 2012-08-28
    listed $145,000 Active 496-char remark

    Show marketing remark (496 chars)

    Must see PRECIOUS HOME * Master Planned Community * 4 bedrooms * Secondary bedrooms have professionally painted murals on all walls * No need to decorate * It's already done * Gameroom upstairs * Master w-walk-in closet * Large living downstairs w-corner cast-stone FP * Kitchen & breakfast w-faux paint * Granite-look countertops * Breakfast bar * Oversized utility & pantry * Large fenced backyard with no neighbor behind * Walk to community pool * Park * Hockey Rink * Recent Roof!

ⓘ 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: $6,361 · $530/mo
• Projected year-2 tax: $6,361 · $530/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 · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $31,570
• − Mortgage interest: −$16,799
• − Property taxes: −$6,361
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,526
• − Management: −$2,526
• − HOA: −$540
• − Depreciation: −$8,724
• Taxable loss: −$7,405
• Est. tax savings @ 24.0%: +$1,777
• After-tax cash flow: $-555/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

+106.8% since first listed

10 events — show timeline

• 2026-05-08 Contingent — NTREIS
• 2026-04-22 Listed $299,900 NTREIS
• 2013-01-02 Sold (Public Records) — Public Records
• 2012-12-28 Sold (MLS) — NTREIS
• 2012-12-16 Pending — NTREIS
• 2012-12-08 Contingent — NTREIS
• 2012-12-01 Price Changed $135,000 NTREIS
• 2012-09-27 Price Changed $139,900 NTREIS
• 2012-09-07 Price Changed $143,900 NTREIS
• 2012-08-28 Listed $145,000 NTREIS

Property tax history

+2.9%/yr

Latest (2025): $6,361 · -14.6% YoY. Source: county tax records.