11032 Viejo Ln · Fort Worth, TX 76244

$95,000

2 bd · 1.0 ba · 1,456 sqft · Manufactured public records · 1 Days on market

Built 2000 Est $111k · 14% under

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +13.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

WELCOME TO YOUR NEW HOME IN THE HEART OF KELLER TEXAS! This charming 3-bedroom, 2-bathroom double-wide manufactured home has been thoughtfully updated to offer both comfort and modern style, making it an ideal choice for ANYONE seeking an affordable gem in the Award-Winning Keller Independent School District. Step inside to discover a beautifully renovated interior featuring new carpet in all bedrooms and new flooring throughout. The kitchen has been refreshed with beautiful granite countertops, bold backsplash, new appliances and all new cabinetry within last 2 years. The open floor plan seamlessly connects the living area, kitchen, and breakfast nook. The primary bedroom features an ensu

Key facts

• Community pool
• Updated interior
• Granite countertops

Tags

• UPDATED INTERIOR
• GRANITE COUNTERTOPS
• COMMUNITY POOL
• PLAYGROUND
• EASY ACCESS TO SCHOOLS
• LOCAL PARKS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Cap rate 20.0% 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.
• Keller ISD (urban): math 50% / reading 54% proficiency, ranked #91 of 826 in TX (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 341 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $657 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 2.19% ✓
• Cap rate: 19.96%
• Cash-on-cash: 48.81%
• DSCR: 3.17
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $110,656
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11059 Richardo Ln	0.15mi	3/2.0 (+1)	1,456 (0%)	11mo	$87,000	$60	75
11050 Richardo Ln	0.11mi	3/2.0 (+1)	1,568 (+8%)	17mo	$119,900	$76	59

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 · 0.65% rent growth · sell at horizon

5-year hold

• IRR: 43.8%
• Equity multiple: 2.83×
• Total profit: $48,681
• Equity at exit: $14,165

10-year hold

• IRR: 48.8%
• Equity multiple: 5.22×
• Total profit: $112,174
• Equity at exit: $8,214

Cash invested: $26,600 (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 76244

• Home prices YoY: -11.5%
• Rents YoY: 0.7%
• Active inventory: 341
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,085 high
• Mortgage (P&I): −$498
• Tax from tax record: −$27 /mo · $329/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $1,082

Break-even live

Break-even rent $715

Max offer price $95,000

Occupancy floor 43%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4253 Sun Dr Fort Worth, TX	3.0	2.0	1216	$1,600	$1.32	24d	1	0.23mi
10849 Astor Dr Fort Worth, TX	2.0	2.5	1360	$1,795	$1.32	10d	1	0.41mi
10736 Traymore Dr Fort Worth, TX	2.0	2.5	1224	$1,895	$1.55	43d	1	0.45mi
10741 Traymore Dr Fort Worth, TX	3.0	2.5	1468	$2,100	$1.43	24d	1	0.45mi
3820 Golden Triangle Blvd Fort Worth, TX	1.0–3.0	1.0–2.0	981	$2,134	$2.17	2d	106	0.47mi
10652 Astor Dr Fort Worth, TX	3.0	2.5	1500	$1,995	$1.33	43d	1	0.51mi
10633 Traymore Dr Fort Worth, TX	3.0	2.5	1344	$2,150	$1.60	15d	1	0.56mi
10624 Traymore Dr Fort Worth, TX	3.0	3.0	1476	$2,195	$1.49	18d	1	0.56mi
3105 Glen Vista Dr Fort Worth, TX	3.0	2.0	1456	$1,750	$1.20	43d	1	0.56mi
10501 N Beach St Fort Worth, TX	1.0–3.0	1.0–2.0	966	$1,622	$1.68	2d	15	0.65mi
4529 Sheldon Trl Fort Worth, TX	3.0	2.0	1800	$2,300	$1.28	7d	1	0.65mi
10408 Jaybird Dr Fort Worth, TX	3.0	2.0	1846	$2,095	$1.13	43d	1	0.76mi
11401 N Riverside Dr Unit 11438 Fort Worth, TX	2.0	2.0	1270	$2,530	$1.99	43d	1	0.77mi
11401 N Riverside Dr Unit 11424 Fort Worth, TX	2.0	2.0	1270	$2,497	$1.97	3d	1	0.77mi
2929 Spotted Owl Dr Fort Worth, TX	3.0	2.0	1825	$3,400	$1.86	1d	1	0.94mi
2837 Muskrat Dr Fort Worth, TX	3.0	2.0	1780	$2,900	$1.63	2d	1	0.94mi
4512 Chris Dr Fort Worth, TX	3.0	2.0	1722	$2,195	$1.27	2d	1	0.99mi
10401 N Riverside Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1236	$2,418	$1.96	2d	47	1.00mi
3709 Aldersyde Dr Fort Worth, TX	3.0	2.0	1850	$2,150	$1.16	17d	1	1.09mi
12245 Walden Wood Dr Fort Worth, TX	3.0	2.0	1353	$2,128	$1.57	43d	1	1.15mi
5001 Golden Triangle Blvd Fort Worth, TX	1.0–4.0	1.0–2.0	1123	$1,585	$1.41	1d	21	1.24mi
4640 Daisy Leaf Dr Fort Worth, TX	3.0	2.0	1820	$2,325	$1.28	18d	1	1.25mi
12405 Durango Root Dr Fort Worth, TX	3.0	2.0	1558	$2,300	$1.48	14d	1	1.26mi
12405 Durango Root Dr Fort Worth, TX	3.0	2.0	1558	$2,300	$1.48	15d	1	1.26mi
4812 Carrotwood Dr Fort Worth, TX	3.0	2.0	1704	$2,350	$1.38	43d	1	1.27mi
11325 Park Vista Blvd Fort Worth, TX	1.0–3.0	1.0–2.0	1072	$1,856	$1.73	2d	14	1.29mi
3513 Durango Root Ct Fort Worth, TX	3.0	2.0	1821	$2,750	$1.51	43d	1	1.32mi
9733 Burwell Dr Fort Worth, TX	3.0	2.0	1651	$2,800	$1.70	43d	1	1.45mi

Listing history 1 events

1. 2026-05-26
   listed $95,000 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: $329 · $27/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$1,409/yr (+$117/mo · 428.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,022
• − Mortgage interest: −$5,321
• − Property taxes: −$329
• − Insurance: −$475
• − Repairs & maintenance: −$2,002
• − Management: −$2,002
• − Depreciation: −$2,764
• Taxable income: $12,129
• Est. tax owed @ 24.0%: −$2,911
• After-tax cash flow: $10,074/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: Keller ISD
• NCES district ID: 4825260
• Math proficiency: 50% ▼ -14.00%
• Reading proficiency: 54% ▼ -9.00%
• Median HH income: $92,106
• Composite: 48.46/100
• National rank: #2131
• State rank: #91 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): 76,728
• Household income: $122,217
• Rent vs Own: 32.0% rent · 68.0% own
• Severe rent burden: 1419.0

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 0.59)
• Race & ethnicity: White 60% Hispanic / Latino 17% Two or more races 10% Black 10% Asian 9%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 13% · Canada, Vietnam, Jamaica
• Languages at home: 80% English-only · Spanish 9% Other Indo-European 5% Other Asian/Pacific 2%

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: ▼ -32.25%
• Current HPI: 249.0762
• Rent YoY: ▲ 0.65%
• 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 event — show timeline

• 2026-05-26 Listed $95,000 FSBO.com

Property tax history

-6.5%/yr

Latest (2025): $329 · -0.9% YoY. Source: county tax records.