1316 Royster Rd · Fort Worth, TX 76134

$259,000

5 bd · 3.0 ba · 2,466 sqft · SingleFamily public records · 2 Days on market

Built 1977 9,191 sqft lot $105/sqft · 12% below area Est $296k · 12% under

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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).

• ARV discount +13.1/15.0
• Cash flow +8.5/30.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

One home. Two living spaces. Endless possibilities. Beautifully updated 5-bedroom, 3-bath home offering a unique floor plan designed for flexibility, privacy, and modern living. This spacious property features a split-layout ideal for multi-generational living, extended family, guests, a home office setup, or potential income-producing opportunities. Recent improvements include stylish tiled showers, updated windows, modern light fixtures, and fresh finishes throughout. The thoughtfully designed layout provides separate living areas while maintaining the comfort and convenience of a single-family home. Spacious bedrooms, multiple gathering spaces, and an open flow make everyday living both

Key facts

• Two living spaces
• Split-layout
• Unique floor plan

Tags

• TWO LIVING SPACES
• UNIQUE FLOOR PLAN
• SPLIT-LAYOUT
• MULTI-GENERATIONAL LIVING
• UPDATED WINDOWS
• MODERN LIGHT FIXTURES

Property features AI

Finance

• Other: No easements noted; Subdivision: Camelot
• Financial info: Accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage (approx. 20' x 24'); Covered parking for 2 vehicles; Driveway with off-street parking; 2-car double doors
• Security: Smoke detectors
• Utilities: City water; City sewer; Electricity available; Cable available; Individual water meter
• Home design: Single-family residence; One-story; Residential property
• Construction: Built in 1977; Brick and siding exterior; Shingle roof; Slab foundation
• Exterior features: Wood fencing; Patio

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Built-in cabinets
• Bedrooms: Primary bedroom on main level with walk-in closet; Four additional bedrooms on main level
• Flooring: Luxury vinyl plank; Tile
• Bathrooms: Three full bathrooms; Primary bathroom with natural stone/granite-type surfaces; Additional bathroom(s) with natural stone/granite-type surfaces
• Heating & cooling: Central heating; Electric heating; Central air conditioning; Electric cooling; Ceiling fans
• Interior features: Vaulted ceilings; Walk-in closets; Two living areas; Dining room; Breakfast room; Built-in cabinets in kitchen
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-226 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (4.8% below list).
• Recommended offer: $219k (15.4% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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: Parkway El (math 32% / reading 32%, grade F, #2,268 of 4,322 statewide, top 55%, 430 students, 88% FRL) — zoned schools average 88% FRL vs 52% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 123 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 42% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 11y 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

• Watch-outs: property tax is 3.3% of price.
• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,001 (15.4% 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. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
8. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.75%
• DSCR: 0.83
• GRM: 8.8

CMA / ARV

• ARV (median comp): $295,802
• List price: $259,000
• Delta: -12.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1100 Kielder Cir	0.28mi	5/3.0	2,691 (+9%)	1mo	$319,999	$119	71
1401 Country Manor Rd	0.14mi	6/3.0 (+1)	2,147 (-13%)	3mo	$240,000	$112	65
1233 Sunderland Ln	0.18mi	4/2.5 (-1)	2,348 (-5%)	16mo	$325,000	$138	63
1709 Country Manor Rd	0.36mi	4/2.5 (-1)	2,177 (-12%)	1mo	$279,900	$129	56
1201 Prelude Dr	0.37mi	4/2.5 (-1)	2,378 (-4%)	24mo	$300,000	$126	50
1404 Clarendon St	0.57mi	4/3.0 (-1)	2,605 (+6%)	22mo	$329,000	$126	41
65 Lucas Ln	0.64mi	4/2.0 (-1)	2,688 (+9%)	7mo	$399,000	$148	40
329 Chateau Dr	0.66mi	4/3.0 (-1)	2,147 (-13%)	9mo	$322,400	$150	36
1217 Prelude Dr	0.36mi	4/2.0 (-1)	2,186 (-11%)	24mo	$320,000	$146	35
1913 Limestone Trl	0.71mi	4/2.0 (-1)	2,262 (-8%)	20mo	$265,000	$117	28
1813 Country Manor Rd	0.48mi	4/2.0 (-1)	2,156 (-13%)	24mo	$250,000	$116	28
7401 Trimble Dr	0.51mi	4/2.0 (-1)	2,104 (-15%)	22mo	$234,900	$112	24

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 · 2.3% rent growth · sell at horizon

5-year hold

• IRR: -23.4%
• Equity multiple: 0.20×
• Total profit: $-57,842
• Equity at exit: $38,618

10-year hold

• IRR: -20.3%
• Equity multiple: -0.03×
• Total profit: $-74,804
• Equity at exit: $22,394

Cash invested: $72,520 (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 76134

• Home prices YoY: -6.9%
• Rents YoY: 2.3%
• Active inventory: 123
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,466 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$708 /mo · $8,500/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $-226

Break-even live

Break-even rent $2,753

Max offer price $219,001

Occupancy floor —

Sensitivity live

Price	-10% $-80	-5% $-153	+0% $-226	+5% $-300	+10% $-373
Rent	-10% $-421	-5% $-324	+0% $-226	+5% $-129	+10% $-32
Rate	-1.0pp $-96	-0.5pp $-161	base $-226	+0.5pp $-294	+1.0pp $-362

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1116 Kielder Cir Fort Worth, TX	4.0	2.5	1779	$2,220	$1.25	5d	1	0.27mi
1900 Wurzburg Dr Fort Worth, TX	4.0	2.0	1607	$1,800	$1.12	26d	1	0.47mi
108 DuPont Cir Fort Worth, TX	4.0	3.0	2095	$2,300	$1.10	45d	1	0.92mi
1253 Rosedale Springs Ln Fort Worth, TX	4.0	2.0	1757	$2,000	$1.14	14d	1	1.03mi
208 Dakota Ridge Dr Fort Worth, TX	5.0	3.5	3209	$2,850	$0.89	0d	1	1.28mi
7501 Meadow Creek Dr Fort Worth, TX	4.0	2.5	2167	$2,295	$1.06	6d	1	1.42mi

Listing history 38 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   days on marketlisting id $259,000 Active 2 DOM
3. 2026-06-03
   days on market $259,000 Active 86 DOM
4. 2026-06-02
   days on market $259,000 Active 85 DOM
5. 2026-06-01
   days on market $259,000 Active 84 DOM
6. 2026-05-31
   days on market $259,000 Active 83 DOM
7. 2026-03-23
   status Active 645-char remark
8. 2026-03-16
   status Pending 645-char remark
9. 2026-03-11
   price $259,000 645-char remark
10. 2026-03-02
    listed $264,000 Active 645-char remark
11. 2026-02-28
    historical
12. 2026-02-17
    price $264,000
13. 2026-02-03
    status Active
14. 2026-01-23
    status Pending
15. 2025-12-03
    price $269,000
16. 2025-12-01
    price $265,000
17. 2025-12-01
    status Active
18. 2025-11-04
    status Pending
19. 2025-09-30
    price $279,000
20. 2025-09-22
    price $289,000
21. 2025-08-27
    listed $295,000 Active
22. 2023-10-26
    historical $2,000
23. 2023-10-25
    historical
24. 2023-10-16
    price $289,000
25. 2023-10-15
    listed $2,000
26. 2023-08-15
    price $295,000
27. 2023-08-03
    price $319,000
28. 2023-07-18
    price $329,900
29. 2023-06-30
    listed $340,000 Active
30. 2019-11-19
    historical
31. 2019-11-01
    price $208,000
32. 2019-10-17
    listed $215,000 Active
33. 2019-07-12
    soldstatus
34. 2015-02-18
    soldstatus Sold
35. 2015-02-18
    soldstatus
36. 2015-02-06
    status Pending
37. 2015-02-04
    historical Active Option Contract
38. 2015-01-27
    listed $72,000 Active

ⓘ 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: $8,500 · $708/mo
• Projected year-2 tax: $8,500 · $708/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $29,591
• − Mortgage interest: −$14,508
• − Property taxes: −$8,500
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,367
• − Management: −$2,367
• − Depreciation: −$7,535
• Taxable loss: −$6,981
• Est. tax savings @ 24.0%: +$1,676
• After-tax cash flow: $-1,042/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: 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): 29,949
• Household income: $70,945
• Rent vs Own: 40.2% rent · 59.8% own
• Severe rent burden: 1539.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 43% Black 31% Two or more races 21% White 19% Asian 4%
• Hispanic origin (detail): Mexican 38% Puerto Rican 1% Cuban 2%
• Common ancestry: Lithuanian 2% Italian 2% Portuguese 1%
• Foreign-born: 20% · Canada, Vietnam, Philippines
• Languages at home: 62% English-only · Spanish 31% Vietnamese 3% French/Haitian/Cajun 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: ▼ -23.91%
• Current HPI: 323.2306
• Rent YoY: ▲ 2.30%
• 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

+259.7% since first listed

34 events — show timeline

• 2026-06-19 Listed $259,000 NTREIS
• 2026-06-03 Listing Removed — NTREIS
• 2026-03-23 Relisted — NTREIS
• 2026-03-16 Pending — NTREIS
• 2026-03-11 Price Changed $259,000 NTREIS
• 2026-03-02 Listed $264,000 NTREIS
• 2026-02-28 Listing Removed — NTREIS
• 2026-02-17 Price Changed $264,000 NTREIS
• 2026-02-03 Relisted — NTREIS
• 2026-01-23 Pending — NTREIS
• 2025-12-03 Price Changed $269,000 NTREIS
• 2025-12-01 Price Changed $265,000 NTREIS
• 2025-12-01 Relisted — NTREIS
• 2025-11-04 Pending — NTREIS
• 2025-09-30 Price Changed $279,000 NTREIS
• 2025-09-22 Price Changed $289,000 NTREIS
• 2025-08-27 Listed $295,000 NTREIS
• 2023-10-26 Rental Removed $2,000 BUILDIUM
• 2023-10-25 Listing Removed — NTREIS
• 2023-10-16 Price Changed $289,000 NTREIS
• 2023-10-15 Listed for Rent $2,000 BUILDIUM
• 2023-08-15 Price Changed $295,000 NTREIS
• 2023-08-03 Price Changed $319,000 NTREIS
• 2023-07-18 Price Changed $329,900 NTREIS
• 2023-06-30 Listed $340,000 NTREIS
• 2019-11-19 Listing Removed — NTREIS
• 2019-11-01 Price Changed $208,000 NTREIS
• 2019-10-17 Listed $215,000 NTREIS
• 2019-07-12 Sold (Public Records) — Public Records
• 2015-02-18 Sold (Public Records) — Public Records
• 2015-02-18 Sold (MLS) — NTREIS
• 2015-02-06 Pending — NTREIS
• 2015-02-04 Contingent — NTREIS
• 2015-01-27 Listed $72,000 NTREIS

Property tax history

+6.4%/yr

Latest (2025): $8,500 · -0.9% YoY. Source: county tax records.