9124 Timber Oaks Dr · Fort Worth, TX 76179

$320,000

4 bd · 2.0 ba · 3,024 sqft · SingleFamily public records · 44 Days on market

Built 1994 0.29 ac lot Est $526k · 39% under $8/mo HOA

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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 +19.4/30.0
• ARV discount +15.0/15.0
• 1% rule +7.6/10.0
• DSCR +6.1/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Single-story brick home with 2 fireplaces is located in the peaceful and sought-after Secret Harbor community with so much potential, just bring your personal touches and update to make your own. This property has 3 large living areas 3 bedrooms 2 full baths and a 4th bedroom was converted into a large closet and could be converted back into a 4th bedroom. It has a large kitchen with an island, a large detached 2 car garage. Park of Timber Oaks backs up to Eagle Mountain Lake. It sits on a good size lot and is located close to just about everything! It would make a great retirement home or rental property just bring your imagination. The seller does not accept blind offers or escalation cla

Key facts

• Large living areas
• Good size lot
• 0.29 acre lot

Tags

• LARGE LIVING AREAS
• LARGE KITCHEN WITH ISLAND
• DETACHED 2 CAR GARAGE
• GOOD SIZE LOT

Property features AI

Finance

• Other: Subdivision: Lake Country Secret Harbour; County: Tarrant
• Financial info: Listing is Real Estate Owned; Acceptable financing: Cash or Conventional
• HOA & community: Voluntary association (LCPOA); Annual association fee of $100

Exterior

• Parking: 2 covered parking spaces; Driveway; 2-car garage (approx. 24' x 24')
• Utilities: City water; City sewer; Cable available; All-weather road
• Home design: Single-family residence; Residential property; One story; Preowned (built in 1994); Not attached
• Construction: Brick construction; Asphalt roof; Slab foundation; Year built 1994
• Exterior features: Covered and enclosed front porch; Covered porches; Gutters; Wood and wrought iron fencing; Landscaped yard with many trees; Interior lot in a subdivision

Interior

• Kitchen: Granite countertops; Kitchen island; Pantry; Water line to refrigerator; Dishwasher; Disposal; Electric range; Microwave; Natural stone/granite surfaces
• Bedrooms: 3 bedrooms; Primary bedroom on main level with ensuite bath, garden tub, separate shower and walk-in closet; Secondary bedrooms on main level with split-bedroom layout and walk-in closets
• Flooring: Carpet; Ceramic tile; Wood flooring
• Bathrooms: 2 full bathrooms; Primary bathroom with garden tub, separate shower, separate vanities and built-in cabinets
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Cable TV available; High-speed internet available; Granite counters; Kitchen island; Vaulted ceilings; Walk-in closets; 12 total rooms; 4 living areas; 1 dining area; One-level layout
• Laundry & utility: Utility room / separate full-size W/D area; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $320k).
• Recommended offer: $310k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: crime F.
• Eagle Mt-Saginaw ISD (urban): math 35% / reading 42% proficiency, ranked #361 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eagle Mountain El (math 40% / reading 42%, grade F, #1,462 of 4,322 statewide, top 34%, 507 students, 19% FRL) — zoned schools average 19% FRL vs 36% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.5%/yr); 1050 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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).
• At $4,048/mo this rent would consume 45% of the median local household income ($107k/yr) (locally 1494% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 44 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $310,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.26% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.78%
• DSCR: 1.21
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $526,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Buccaneer Ct	0.34mi	4/3.0	3,071 (+2%)	1mo	$700,000	$228	77
9325 Harbour View Ln	0.31mi	4/2.5	3,039 (+0%)	8mo	$675,000	$222	76
9112 Westwood Shores Dr	0.06mi	3/2.5 (-1)	2,788 (-8%)	4mo	$355,000	$127	74
7801 Timberwood Ct	0.45mi	4/3.0	3,103 (+3%)	4mo	$469,000	$151	67
9327 Dosier Cv E	0.40mi	4/3.5	3,117 (+3%)	7mo	$574,900	$184	64
7450 Balsam Wood Ct	0.73mi	5/3.5 (+1)	3,039 (+0%)	0mo	$525,000	$173	54
7800 Regatta Ct	0.54mi	4/3.0	3,291 (+9%)	4mo	$410,000	$125	52
8804 Crosswind Dr	0.69mi	4/3.0	3,213 (+6%)	9mo	$479,000	$149	46
7725 Westwind Dr	0.66mi	4/4.0	3,194 (+6%)	9mo	$420,000	$131	44
8877 Random Rd	0.66mi	5/3.0 (+1)	3,388 (+12%)	1mo	$1,285,000	$379	39
9933 Villa Verde Dr	0.75mi	5/4.0 (+1)	3,335 (+10%)	2mo	$689,772	$207	33
9857 La Frontera Dr	0.71mi	4/3.0	3,417 (+13%)	10mo	$595,000	$174	33

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 · 1.51% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-34,663
• Equity at exit: $47,713

10-year hold

• IRR: -4.2%
• Equity multiple: 0.74×
• Total profit: $-22,918
• Equity at exit: $27,668

Cash invested: $89,600 (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 76179

• Rents YoY: 1.5%
• Active inventory: 1050
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $4,048 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$1,021 /mo · $12,258/yr
• Insurance: −$133
• HOA: −$8
• Vacancy / Maint / Mgmt: −$850
• Net cashflow: $357

Break-even live

Break-even rent $3,596

Max offer price $320,000

Occupancy floor 86%

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9832 El Colina Dr Fort Worth, TX	3.0	2.5	3244	$4,495	$1.39	1d	1	0.58mi
4146 Shore Front Dr Fort Worth, TX	4.0	3.0	2397	$4,950	$2.07	1d	1	1.35mi
7129 Aves St Fort Worth, TX	3.0	2.5	3050	$4,000	$1.31	1d	1	1.46mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 18 events

1. 2026-06-18
   days on market $320,000 Active 44 DOM
2. 2026-06-17
   days on market $320,000 Active 43 DOM
3. 2026-06-16
   days on market $320,000 Active 42 DOM
4. 2026-06-15
   days on market $320,000 Active 41 DOM
5. 2026-06-13
   days on market $320,000 Active 39 DOM
6. 2026-06-13
   days on market $320,000 Active 38 DOM
7. 2026-06-09
   days on market $320,000 Active 35 DOM
8. 2026-06-08
   days on market $320,000 Active 34 DOM
9. 2026-06-07
   days on market $320,000 Active 33 DOM
10. 2026-06-04
    days on market $320,000 Active 30 DOM
11. 2026-06-03
    days on market $320,000 Active 29 DOM
12. 2026-06-02
    days on market $320,000 Active 28 DOM
13. 2026-06-01
    days on market $320,000 Active 27 DOM
14. 2026-05-31
    days on market $320,000 Active 26 DOM
15. 2026-05-05
    listed $345,000 Active
16. 2004-03-01
    soldstatus
17. 1998-03-09
    soldstatus
18. 1996-01-25
    soldstatus

ⓘ 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: $12,258 · $1,021/mo
• Projected year-2 tax: $12,258 · $1,021/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 3/10 Moderate FEMA zone X (shaded) · 10% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,573
• − Mortgage interest: −$17,925
• − Property taxes: −$12,258
• − Insurance: −$1,600
• − Repairs & maintenance: −$3,886
• − Management: −$3,886
• − HOA: −$96
• − Depreciation: −$9,309
• Taxable loss: −$387
• Est. tax savings @ 24.0%: +$93
• After-tax cash flow: $4,374/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: Eagle Mt-Saginaw ISD
• NCES district ID: 4817700
• Math proficiency: 35% ▼ -16.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $72,781
• Composite: 35.41/100
• National rank: #4945
• State rank: #361 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): 80,090
• Household income: $107,428
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 1494.0

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 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 28% Two or more races 14% Black 12% Asian 4%
• Hispanic origin (detail): Mexican 22% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 15% Other Asian/Pacific 2% Other Indo-European 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: ▼ -137.12%
• Current HPI: 237.6676
• Rent YoY: ▲ 1.51%
• 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 events — show timeline

• 2026-05-05 Listed $345,000 NTREIS
• 2004-03-01 Sold (Public Records) — Public Records
• 1998-03-09 Sold (Public Records) — Public Records
• 1996-01-25 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $12,258 · +9.0% YoY. Source: county tax records.