701 Bushman Dr · Fort Worth, TX 76008

$443,475

5 bd · 4.0 ba · 2,954 sqft · SingleFamily · 38 Days on market

Built 2026 6,578 sqft lot Est $467k · at est. $88/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).

• ARV discount +9.7/15.0
• Cash flow +8.7/30.0
• Schools +6.2/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful new D. R. Horton home in the Morningstar community located in highly sought-after Aledo ISD! The Palm floorplan, Elevation B, with an estimated Summer completion, offers a spacious two-story layout with 5 bedrooms, 4 bathrooms, a game room, loft, and a 2-car garage, ideal for larger households or multi-generational living. The open-concept design features a generous family room that flows into the dining area and modern kitchen, creating an inviting space for everyday living and entertaining. The kitchen includes 42” upper cabinets with crown molding, cabinet hardware, soft-close drawers and cabinets, quartz countertops, a ceramic tile backsplash, stainless steel appliances,

Key facts

• Open-concept design
• Quartz countertops
• Revwood flooring

Tags

• ALEDO ISD
• OPEN-CONCEPT DESIGN
• MODERN KITCHEN
• QUARTZ COUNTERTOPS
• REVWOOD FLOORING
• PRIVATE PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $443k.

Deal economics

• At list price, monthly cash flow is $-369 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $390k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $352k (20.6% below list).
• Recommended offer: $352k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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.
• Aledo ISD (rural): math 66% / reading 68% proficiency, ranked #11 of 826 in TX (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.8%/yr); 826 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 437 units permitted in Parker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Parker County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($430k) is reasonable based on typical stale-listing flexibility.

Recommended offer $352,328 (20.6% 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 38 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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. 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: 0.79% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.57%
• DSCR: 0.84
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $466,732
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 Bushman Dr	0.04mi	5/4.0	2,936 (-1%)	1mo	$431,970	$147	96
15201 Supreme St	0.12mi	5/4.0	2,986 (+1%)	2mo	$477,990	$160	91
15204 Supreme St	0.14mi	5/4.0	2,968 (+0%)	2mo	$469,990	$158	91
752 Bushman Dr	0.13mi	5/4.0	2,936 (-1%)	3mo	$446,580	$152	91
728 Bushman Dr	0.07mi	4/3.5 (-1)	2,984 (+1%)	1mo	$434,910	$146	87
15148 Supreme St	0.16mi	4/3.5 (-1)	3,000 (+2%)	3mo	$436,585	$146	81
15236 Supreme St	0.17mi	5/3.0	3,140 (+6%)	1mo	$487,990	$155	77
15205 Supreme St	0.12mi	4/3.0 (-1)	2,712 (-8%)	3mo	$462,490	$171	69
14825 Complacent Way	0.60mi	4/3.5 (-1)	3,128 (+6%)	1mo	$440,000	$141	54
15125 Green Bluff Dr	0.75mi	4/3.5 (-1)	2,856 (-3%)	3mo	$499,900	$175	50
15025 Gladstone Dr	0.35mi	4/3.0 (-1)	2,542 (-14%)	2mo	$498,000	$196	50
15036 Amber Sky Dr	0.52mi	4/3.0 (-1)	3,328 (+13%)	1mo	$575,000	$173	45

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 · 3.82% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.26×
• Total profit: $-92,349
• Equity at exit: $66,124

10-year hold

• IRR: -13.0%
• Equity multiple: 0.21×
• Total profit: $-98,045
• Equity at exit: $38,344

Cash invested: $124,173 (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 76008

• Home prices YoY: -16.5%
• Rents YoY: 3.8%
• Active inventory: 826
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $3,523 medium
• Mortgage (P&I): −$2,326
• Tax est. 1.5%: −$554 /mo · $6,652/yr
• Insurance: −$185
• HOA: −$88
• Vacancy / Maint / Mgmt: −$740
• Net cashflow: $-369

Break-even live

Break-even rent $3,991

Max offer price $390,027

Occupancy floor —

Sensitivity live

Price	-10% $-63	-5% $-216	+0% $-369	+5% $-523	+10% $-676
Rent	-10% $-648	-5% $-509	+0% $-369	+5% $-230	+10% $-91
Rate	-1.0pp $-146	-0.5pp $-257	base $-369	+0.5pp $-484	+1.0pp $-601

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: $110,869
• Closing costs: $13,304
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
253 Gill Point Ln Aledo, TX	4.0	2.5	2858	$3,650	$1.28	6d	1	0.44mi
14825 Complacent Way Aledo, TX	4.0	3.5	3128	$3,600	$1.15	0d	1	0.63mi
14824 Brettridge Dr Aledo, TX	4.0	3.5	2782	$3,321	$1.19	44d	1	0.70mi
14829 Star Creek Dr Aledo, TX	4.0	3.5	3050	$3,680	$1.21	3d	1	0.78mi

HOA detail

• Monthly dues: $88 · $1,056/yr

Listing history 4 events

1. 2026-03-17
   status Pending
2. 2026-03-05
   price $443,475
3. 2026-02-12
   price $443,435
4. 2026-02-06
   listed $438,435 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: $42,279
• − Mortgage interest: −$24,841
• − Property taxes: −$6,652
• − Insurance: −$2,217
• − Repairs & maintenance: −$3,382
• − Management: −$3,382
• − HOA: −$1,056
• − Depreciation: −$12,901
• Taxable loss: −$12,153
• Est. tax savings @ 24.0%: +$2,917
• After-tax cash flow: $-1,516/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: Aledo ISD
• NCES district ID: 4807780
• Math proficiency: 66% ▼ -8.00%
• Reading proficiency: 68% ▼ -2.00%
• Median HH income: $102,936
• Composite: 61.94/100
• National rank: #725
• State rank: #11 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

• County: Parker County · 144,797 people
• City population: 911,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 25,165
• Household income: $168,314
• Rent vs Own: 8.2% rent · 91.8% own
• Severe rent burden: 27.0

Population outlook (Parker County) Hauer SSP2

• Today (2025): 147,426 people
• By 2030: 157,863 · +7.1%
• By 2040: 177,519 · +20.4%
• By 2050: 194,786 · +32.1%
• By 2075: 238,799 · +62.0%
• By 2100: 264,126 · +79.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 7%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 3% Slovak 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · Parker

• 2024 margin: Solid R (+66.4) · D 16.4% · R 82.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -55.2pp · 2024: -66.4pp
• All cycles: 2024: R+66.4 2020: R+64.4 2016: R+67.5 2012: R+65.8 2008: R+55.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.05%
• Current HPI: 242.9582
• Rent YoY: ▲ 3.82%
• 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

+1.1% since first listed

4 events — show timeline

• 2026-03-17 Pending — NTREIS
• 2026-03-05 Price Changed $443,475 NTREIS
• 2026-02-12 Price Changed $443,435 NTREIS
• 2026-02-06 Listed $438,435 NTREIS