4009 Dublin Ridge Dr · Crowley, TX 76036

$261,999

4 bd · 2.0 ba · 1,667 sqft · Other · 13 Days on market

Built 2025 Good condition 5,658 sqft lot $157/sqft · 9% below area Est $288k · 9% under $30/mo HOA · 1% of rent

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Why this score? — see what drove the C- 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 +18.6/30.0
• ARV discount +11.5/15.0
• DSCR +5.9/10.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

Key facts

• Intimate dining area
• Walk-in closet
• Single-story design

Tags

• SINGLE-STORY DESIGN
• PENINSULA-STYLE KITCHEN
• INTIMATE DINING AREA
• OWNER'S SUITE
• WALK-IN CLOSET

Property features AI

Finance

• Other: Property listed as new construction — completed; Subdivision: Rosemary Ridge; Listing status: Active; possession at closing/funding; Special listing condition: Builder
• Financial info: Acceptable financing: Cash, Conventional, FHA, USDA, VA; Second mortgage: none indicated; Loan type treated as clear
• HOA & community: Mandatory association; HOA management by Goodwin and Company; HOA fee $90 quarterly; Association covers grounds maintenance and management fees

Exterior

• Parking: Attached 2-car garage; Covered parking (2 spaces); 2-car single door covered parking
• Security: Carbon monoxide detector(s); Fire alarm
• Utilities: City water; City sewer; Located in a municipal utility district; Concrete, curbs, sidewalks; Green/efficiency features: 12-inch+ attic insulation, energy-efficient doors, low-flow commode
• Home design: Single-family residence; One story; New construction completed in 2025; Composition roof; Board & batten siding and siding exterior; Slab foundation; No accessibility features reported; Security features include carbon monoxide detectors and fire alarm
• Construction: Built in 2025; Composition roof; Board & batten siding and siding; Slab foundation
• Exterior features: Wood fencing; Interior lot; Concrete, curbs, and sidewalks

Interior

• Kitchen: Kitchen with breakfast bar; Built-in cabinets; Kitchen island; Natural stone / granite counters; Pantry; Dishwasher; Disposal; Gas range; Microwave
• Bedrooms: Four bedrooms (all on the main level); Primary bedroom with walk-in closet
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric and natural gas options); Central air conditioning (electric); ENERGY STAR qualified equipment
• Interior features: Cable TV available; Decorative lighting; Seven total rooms; One living area; One dining area; One-level floorplan
• Laundry & utility: ENERGY STAR qualified appliances indicated (includes major kitchen appliances)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $262k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (10.5% below list).
• Recommended offer: $234k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: Sidney H Poynter (math 12% / reading 27%, grade F, #3,583 of 4,322 statewide, top 86%, 422 students, 81% FRL) — zoned schools average 81% FRL vs 52% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 1018 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); 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,498 (10.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

• ARV (median comp): $287,701
• List price: $261,999
• Delta: -8.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.6%
• Equity multiple: 0.62×
• Total profit: $-28,004
• Equity at exit: $39,065

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-10,691
• Equity at exit: $22,653

Cash invested: $73,360 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,345 high
• Mortgage (P&I): −$1,374
• Tax from tax record: −$85 /mo · $1,014/yr
• Insurance: −$109
• HOA: −$30
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $255

Break-even live

Break-even rent $2,022

Max offer price $261,999

Occupancy floor 84%

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: $65,500
• Closing costs: $7,860
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4052 Dublin Ridge Dr Crowley, TX	3.0	2.0	1464	$1,895	$1.29	22d	1	0.08mi
4013 Drifters Bend Dr Crowley, TX	4.0	2.0	1667	$2,200	$1.32	43d	1	0.19mi
1013 Verde Valley Ln Crowley, TX	4.0	2.5	2225	$2,400	$1.08	24d	1	0.22mi
1032 Verde Valley Ln Crowley, TX	3.0	2.5	2145	$2,400	$1.12	19d	1	0.23mi
4004 Arklow St Crowley, TX	4.0	2.0	1668	$2,200	$1.32	24d	1	0.26mi
4004 Arklow St Crowley, TX	4.0	2.0	1668	$2,200	$1.32	5d	1	0.26mi
4224 Old Timber Ln Crowley, TX	3.0	2.0	2092	$2,250	$1.08	43d	1	0.34mi
4148 Crooked Bend Dr Crowley, TX	3.0	2.0	1469	$2,100	$1.43	24d	1	0.36mi
4148 Crooked Bend Dr Crowley, TX	3.0	2.0	1450	$2,100	$1.45	13d	1	0.36mi
4213 Dublin Ridge Dr Crowley, TX	3.0	2.0	1553	$2,050	$1.32	3d	1	0.36mi
405 Bryan Dr Crowley, TX	3.0	2.0	1343	$1,795	$1.34	24d	1	0.45mi
4201 Summersweet Ln Crowley, TX	3.0	2.0	1398	$1,960	$1.40	13d	1	0.45mi
4156 Summersweet Ln Crowley, TX	3.0	2.0	1307	$1,900	$1.45	43d	1	0.46mi
316 Quail Creek Dr Crowley, TX	3.0	2.0	1317	$1,683	$1.28	13d	1	0.53mi
109 N Heights Dr Crowley, TX	3.0	2.0	1284	$1,945	$1.51	24d	1	0.64mi
10432 Fort Bird Trl Crowley, TX	4.0	2.0	2100	$3,000	$1.43	43d	1	0.76mi
221 Arnold St Crowley, TX	3.0	2.0	1266	$1,695	$1.34	5d	1	0.77mi
10381 Fort Ewell Trl Crowley, TX	3.0	2.0	1494	$2,149	$1.44	43d	1	0.84mi
10356 Fort Teran Trl Crowley, TX	3.0	2.0	1508	$2,169	$1.44	43d	1	0.89mi
10344 Fort Teran Trl Crowley, TX	3.0	2.0	1494	$2,149	$1.44	43d	1	0.92mi
10373 Fort Belknap Trl Crowley, TX	4.0	2.0	1780	$2,160	$1.21	43d	1	0.92mi
4444 Sagecroft Rd Crowley, TX	3.0	2.0	1534	$2,050	$1.34	43d	1	0.93mi
4505 Greyberry Dr Crowley, TX	3.0	2.0	1429	$2,100	$1.47	19d	1	0.94mi
10406 Fort Cibolo Trl Crowley, TX	4.0	2.0	1808	$1,900	$1.05	43d	1	0.94mi
10368 Fort Crockett Trl Crowley, TX	4.0	2.0	1905	$2,150	$1.13	24d	1	0.97mi
10316 Fort Teran Trl Crowley, TX	3.0	2.0	1501	$2,199	$1.47	13d	1	0.98mi
4533 Greenham Ln Crowley, TX	3.0	2.0	1531	$1,995	$1.30	43d	1	0.99mi
10121 Wyseby Rd Crowley, TX	3.0	2.0	1622	$1,995	$1.23	43d	1	1.01mi
1136 Park Gln Crowley, TX	3.0	2.0	1487	$2,000	$1.34	13d	1	1.07mi
9512 Carson Ranch Rd Crowley, TX	4.0	2.0	1782	$2,995	$1.68	22d	1	1.12mi
4365 Mill Stream Ln Crowley, TX	4.0	2.0	1602	$2,300	$1.44	24d	1	1.13mi
404 Canoe Way Crowley, TX	4.0	2.0	1827	$2,195	$1.20	19d	1	1.14mi
4633 Benham Dr Crowley, TX	3.0	2.0	1740	$2,000	$1.15	43d	1	1.15mi
4633 Benham Dr Crowley, TX	4.0	2.0	1740	$2,000	$1.15	4d	1	1.15mi
4644 Benham Dr Crowley, TX	3.0	2.0	1422	$1,995	$1.40	43d	1	1.18mi
9505 Cypress Lake Dr Crowley, TX	3.0	2.0	2028	$2,670	$1.32	24d	1	1.19mi
432 Canoe Way Crowley, TX	3.0	2.0	1589	$1,985	$1.25	2d	1	1.23mi
501 McCurdy St Crowley, TX	5.0	2.0	1798	$2,850	$1.59	21d	1	1.26mi
636 Horn St Crowley, TX	3.0	2.0	1804	$1,980	$1.10	5d	1	1.29mi
520 Horn St Crowley, TX	4.0	2.5	2095	$2,290	$1.09	24d	1	1.30mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 12 events

1. 2026-06-18
   days on market $261,999 Active 13 DOM
2. 2026-06-17
   days on market $261,999 Active 12 DOM
3. 2026-06-16
   days on market $261,999 Active 11 DOM
4. 2026-06-15
   days on market $261,999 Active 10 DOM
5. 2026-06-13
   days on market $261,999 Active 8 DOM
6. 2026-06-13
   days on market $261,999 Active 7 DOM
7. 2026-06-09
   days on market $261,999 Active 4 DOM
8. 2026-06-08
   days on market $261,999 Active 3 DOM
9. 2026-06-07
   days on marketlisting id $261,999 Active 2 DOM
10. 2026-06-04
    days on market $261,999 Active 31 DOM
11. 2026-06-03
    days on market $261,999 Active 30 DOM
12. 2026-06-02
    statusdays on market $261,999 Active 29 DOM

    Show marketing remark (414 chars)

    This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

ⓘ 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: $1,014 · $85/mo
• Projected year-2 tax: $4,795 · $400/mo
• Expected delta: +$3,780/yr (+$315/mo · 372.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 23 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: $28,140
• − Mortgage interest: −$14,676
• − Property taxes: −$1,014
• − Insurance: −$1,310
• − Repairs & maintenance: −$2,251
• − Management: −$2,251
• − HOA: −$360
• − Depreciation: −$7,622
• Taxable loss: −$1,345
• Est. tax savings @ 24.0%: +$323
• After-tax cash flow: $3,381/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

Good 80/100 Cosmetic rehab

This single-story home is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can significantly enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New lighting fixtures — Enhances interior aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New lighting fixtures — Enhances interior aesthetics and functionality ↑

ⓘ 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 — 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: 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

+0.0% since first listed

6 events — show timeline

• 2026-06-05 Listed $261,999 NTREIS
• 2026-06-02 Price Changed $261,999 Zillow
• 2026-06-02 Relisted — Zillow
• 2026-05-13 Delisted — Zillow
• 2026-05-10 Price Changed $260,999 Zillow
• 2026-04-14 Listed $261,999 Zillow

Property tax history

-0.9%/yr

Latest (2025): $1,014 · -0.9% YoY. Source: county tax records.