1249 Calamian Dr · Fort Worth, TX 76036

$265,999

4 bd · 2.0 ba · 1,707 sqft · SingleFamily · 52 Days on market

Built 2025 Poor condition 4,966 sqft lot Est $294k · 9% under $42/mo HOA · 2% of rent ↓ 4% since listing

---

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 +11.7/15.0
• Cash flow +11.5/30.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• DSCR +3.4/10.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Lennar at Deer Creek Addition - Oxford Floorplan - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner’s suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

Property features AI

Finance

• Other: Energy-efficient features for appliances, doors, insulation, low-flow fixtures, thermostat, water heater, and windows; Green water conservation with low-flow fixtures
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: Mandatory association; Annual association fee of $500; Association provides full use of facilities and management services (Associa Principle Management)

Exterior

• Parking: Covered parking; Attached 2-car garage (approx. 20' x 18'); Garage faces front
• Security: Carbon monoxide detector(s); Fire alarm; Smoke detector(s)
• Utilities: City water; City sewer; Electric service (standard)
• Home design: Single-family residence; One story; Property attached: yes
• Construction: Siding exterior; Built in 2025
• Exterior features: Covered porch(es); Wood fencing; Landscaped yard; Sprinkler system; Curbs and sidewalk

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; Vented exhaust fan; Natural stone/granite counters; Built-in cabinets; Pantry and walk-in pantry; Water line to refrigerator
• Bedrooms: Primary bedroom on main level (15 x 15); Three additional bedrooms on main level (10 x 10, 10 x 10, 10 x 11)
• Flooring: Carpet; Other
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Open floorplan; Built-in features; Decorative lighting; Cable TV available; High-speed internet available; Pantry; Walk-in closet(s)
• Laundry & utility: Water heater included (energy efficient features listed)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $266k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (14.6% below list).
• Recommended offer: $227k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• 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: David L Walker Elt (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 417 students, 87% FRL) — zoned schools average 87% FRL vs 52% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 1018 active listings in the ZIP; 26 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; 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 52 days — a 3% lower offer ($258k) is reasonable based on typical stale-listing flexibility.

Recommended offer $227,036 (14.6% 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 52 days. Have you received any prior offers? Is the seller open to a 15% 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. 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: 0.85% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.40%
• DSCR: 0.94
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $293,604
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1233 Calamian Dr	0.04mi	4/2.0	1,707 (0%)	2mo	$287,999	$169	97
1201 Oryx Dr	0.05mi	4/2.0	1,667 (-2%)	1mo	$277,999	$167	92
10016 Southwest Dr	0.13mi	4/2.0	1,707 (0%)	2mo	$271,534	$159	92
1221 Calamian Dr	0.07mi	4/2.0	1,667 (-2%)	2mo	$262,999	$158	91
10008 Bawean Dr	0.09mi	4/2.0	1,667 (-2%)	2mo	$260,999	$157	90
1228 Calamian Dr	0.07mi	3/2.0 (-1)	1,474 (-14%)	1mo	$253,199	$172	68
10013 Silent Hollow Dr	0.62mi	4/2.0	1,675 (-2%)	1mo	$249,990	$149	67
10028 Kudu Dr	0.07mi	3/2.0 (-1)	1,474 (-14%)	2mo	$254,999	$173	67
1104 Meadow Vista Dr	0.62mi	4/2.0	1,898 (+11%)	0mo	$329,990	$174	52
1124 Tanger Ln	0.65mi	4/2.0	1,877 (+10%)	2mo	$339,990	$181	51
1124 Hackberry Ln	0.71mi	4/2.0	1,877 (+10%)	3mo	$324,990	$173	48
1120 Hackberry Ln	0.72mi	4/2.0	1,898 (+11%)	1mo	$349,990	$184	47

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: -19.4%
• Equity multiple: 0.33×
• Total profit: $-50,197
• Equity at exit: $39,661

10-year hold

• IRR: -13.7%
• Equity multiple: 0.23×
• Total profit: $-57,179
• Equity at exit: $22,999

Cash invested: $74,480 (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: 1018
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,270 high
• Mortgage (P&I): −$1,395
• Tax est. 1.5%: −$332 /mo · $3,990/yr
• Insurance: −$111
• HOA: −$42
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-87

Break-even live

Break-even rent $2,380

Max offer price $253,457

Occupancy floor 99%

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: $66,500
• Closing costs: $7,980
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 Hidden Dale Dr Fort Worth, TX	3.0	2.0	1161	$1,875	$1.61	44d	1	0.51mi
10009 Quail Glen Dr Fort Worth, TX	3.0	2.0	1130	$1,795	$1.59	44d	1	0.70mi
220 Elk Run Dr Fort Worth, TX	3.0	2.0	1781	$1,965	$1.10	15d	1	0.95mi
10600 Bilsky Bay Dr Fort Worth, TX	1.0–3.0	1.0–2.0	914	$1,765	$1.93	25d	24	0.96mi
1312 Hunters Ridge Dr Crowley, TX	4.0	3.0	2155	$2,700	$1.25	10d	1	0.98mi
10905 Fawn Valley Dr Fort Worth, TX	3.0	2.0	1796	$1,885	$1.05	5d	1	1.05mi
720 Watson Way Crowley, TX	3.0	2.0	1782	$2,095	$1.18	44d	1	1.17mi
9100 Cranwell Ct Fort Worth, TX	3.0	2.5	1748	$1,950	$1.12	25d	1	1.18mi
10516 Park City Trl Fort Worth, TX	3.0	2.0	1528	$1,895	$1.24	7d	1	1.19mi
744 Walls Blvd Crowley, TX	4.0	2.0	1792	$2,300	$1.28	44d	1	1.21mi
205 Crescent Ridge Dr Fort Worth, TX	3.0	2.5	1866	$2,010	$1.08	3d	1	1.23mi
212 Crescent Ridge Dr Fort Worth, TX	4.0	2.0	1545	$2,130	$1.38	44d	1	1.25mi
752 Rutherford Dr Crowley, TX	4.0	2.0	1856	$2,209	$1.19	44d	1	1.27mi
1804 Lincolnshire Way Fort Worth, TX	3.0	2.5	1496	$1,850	$1.24	5d	1	1.29mi
10512 Flagstaff Run Fort Worth, TX	4.0	2.0	1500	$1,865	$1.24	7d	1	1.35mi
708 Cheryl St Crowley, TX	3.0	2.0	1659	$2,100	$1.27	19d	1	1.36mi
10540 Flagstaff Run Fort Worth, TX	3.0	2.5	1808	$1,950	$1.08	13d	1	1.37mi
10540 Flagstaff Run Fort Worth, TX	3.0	2.5	1808	$1,975	$1.09	25d	1	1.37mi
9004 Willoughby Ct Fort Worth, TX	3.0	2.0	1430	$1,965	$1.37	2d	1	1.37mi
625 Hutchins Dr Crowley, TX	3.0	2.0	1357	$1,885	$1.39	44d	1	1.41mi
1812 Hunting Green Dr Fort Worth, TX	3.0	2.0	1402	$1,985	$1.42	44d	1	1.41mi
705 Loftin St Crowley, TX	3.0	2.0	1514	$2,200	$1.45	44d	1	1.42mi
2604 Mill Springs Pass Fort Worth, TX	5.0	2.0	1822	$2,340	$1.28	44d	1	1.42mi
8457 Asheville Ln Fort Worth, TX	4.0	2.0	1796	$2,049	$1.14	44d	1	1.44mi
8440 Asheville Ln Fort Worth, TX	4.0	2.0	2048	$2,250	$1.10	13d	1	1.46mi
1253 Rosedale Springs Ln Fort Worth, TX	4.0	2.0	1757	$2,000	$1.14	13d	1	1.46mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 3 events

1. 2026-05-01
   status Pending
2. 2026-04-23
   price $265,999
3. 2026-03-10
   listed $276,999 Active

ⓘ 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: $27,244
• − Mortgage interest: −$14,900
• − Property taxes: −$3,990
• − Insurance: −$1,330
• − Repairs & maintenance: −$2,180
• − Management: −$2,180
• − HOA: −$504
• − Depreciation: −$7,738
• Taxable loss: −$5,577
• Est. tax savings @ 24.0%: +$1,338
• After-tax cash flow: $298/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 · 1 photo

Poor 20/100 Extensive rehab

This home requires extensive repairs, particularly to the exterior wall and roof, significantly impacting its current condition and value. Immediate attention is needed to stabilize the structure and improve its appearance.

Repairs flagged

• Major exterior wall repair — Significant damage and discoloration on the exterior wall
• Major roof repair — No visible roof in the image, but exterior wall damage suggests potential roof issues

Value-add opportunities

• Both exterior wall repair — Improves both resale and rental value by addressing the most visible and impactful issue.
• Both roof repair — Improves both resale and rental value by addressing the potential underlying structural issue

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior wall repair · Significant damage and discoloration on the exterior wall	Major	$15,000–50,000
roof repair · No visible roof in the image, but exterior wall damage suggests potential roof issues	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both exterior wall repair — Improves both resale and rental value by addressing the most visible and impactful issue. ↑
• Both roof repair — Improves both resale and rental value by addressing the potential underlying structural issue ↑

ⓘ 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: 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 — 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

-4.0% since first listed

3 events — show timeline

• 2026-05-01 Pending — NTREIS
• 2026-04-23 Price Changed $265,999 NTREIS
• 2026-03-10 Listed $276,999 NTREIS