10616 Diamond Mine Dr · Fort Worth, TX 76036

$328,990

4 bd · 2.5 ba · 1,729 sqft · Other · 17 Days on market

Built 2026 Good condition 9,191 sqft lot $63/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).

• Cash flow +14.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.1/10.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Stunning new D. R. Horton home in the Rock Creek Ranch community located in Fort Worth and Crowley ISD! The single-story Easton floorplan elevation A, with an estimated Summer completion, offers 4 bedrooms, 2 bathrooms, and a 2-car garage with a spacious open-concept layout designed for both comfort and everyday functionality. The family room flows seamlessly into the dining area and contemporary kitchen, creating a warm and inviting space ideal for gatherings and entertaining. The thoughtfully designed kitchen features quartz countertops, 36” painted cabinets, stainless steel appliances, a gas range, stainless steel sink, center island, and a walk-in pantry for ample storage. The pri

Key facts

• 9,191 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Easements for utilities on the lot; Subdivision: Rock Creek Ranch
• Financial info: Listing is new construction by builder; Financing options include Cash, Conventional, FHA and VA
• HOA & community: Mandatory HOA (annual fee; management fees included); HOA managed by Neighborhood Management; Community features include clubhouse, community pool, jogging/bike path and park

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered parking spaces; Garage faces front
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Individual water meter; Individual gas meter; Natural gas available; Electricity connected; Cable available; Phone available; Sewer available; Underground utilities; Sidewalks, curbs and concrete streets
• Home design: Single-family residence; One-story; New construction (incomplete as of 2026)
• Construction: Brick and frame construction; Composition roof; Slab foundation; Year built 2026
• Exterior features: Covered rear porch; Covered porch(es); Gutters; Wood fencing around back yard; Sprinkler system; Landscaped; Few trees; Corner lot; Subdivision setting; Community mailbox

Interior

• Kitchen: Granite countertops; Built-in cabinets; Kitchen island; Plumbed water line to refrigerator; Dishwasher; Gas range; Microwave; Disposal
• Bedrooms: 4 bedrooms (all on the main level); Primary bedroom with walk-in closet, dual sinks, linen closet and separate shower
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air (electric)
• Interior features: Open floorplan; Decorative lighting; Eat-in kitchen; Kitchen island; Pantry; Cable TV available; Smart home system; Vented exhaust fan
• Laundry & utility: Utility room; Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Tankless water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $329k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $41 ($496/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 $266k (19.2% below list).
• Recommended offer: $266k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: June W Davis El (math 25% / reading 36%, grade F, #2,464 of 4,322 statewide, top 58%, 644 students, 59% FRL); H F Stevens Middle (math 16% / reading 26%, grade F, #1,387 of 1,662 statewide, top 85%, 747 students, 84% FRL); Crowley H S (math 23% / reading 36%, grade F, #1,112 of 1,632 statewide, top 70%, 2,351 students, 72% FRL) — zoned schools average 72% FRL vs 52% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 1036 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 33% of the median local income ($98k/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 $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 17 days — a 2% lower offer ($324k) is reasonable based on typical stale-listing flexibility.

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 $265,772 (19.2% 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.2%
• Equity multiple: 0.43×
• Total profit: $-52,681
• Equity at exit: $49,053

10-year hold

• IRR: -9.2%
• Equity multiple: 0.45×
• Total profit: $-50,588
• Equity at exit: $28,445

Cash invested: $92,117 (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: 1036
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,658 medium
• Mortgage (P&I): −$1,725
• Tax from tax record: −$133 /mo · $1,595/yr
• Insurance: −$137
• HOA: −$63
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $41

Break-even live

Break-even rent $2,605

Max offer price $328,990

Occupancy floor 93%

Sensitivity live

Price	-10% $228	-5% $134	+0% $41	+5% $-52	+10% $-145
Rent	-10% $-169	-5% $-64	+0% $41	+5% $146	+10% $251
Rate	-1.0pp $207	-0.5pp $125	base $41	+0.5pp $-44	+1.0pp $-131

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: $82,248
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6732 Denim Dr Crowley, TX	4.0	3.0	2187	$3,100	$1.42	45d	1	1.40mi

HOA detail

• Monthly dues: $63 · $756/yr
• Likely covers: gas

Listing history 2 events

1. 2026-04-27
   status Pending
2. 2026-04-09
   listed $328,990 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: $1,595 · $133/mo
• Projected year-2 tax: $6,021 · $502/mo
• Expected delta: +$4,426/yr (+$369/mo · 277.5%)

ⓘ 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: $31,893
• − Mortgage interest: −$18,429
• − Property taxes: −$1,595
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,551
• − Management: −$2,551
• − HOA: −$756
• − Depreciation: −$9,571
• Taxable loss: −$5,205
• Est. tax savings @ 24.0%: +$1,249
• After-tax cash flow: $1,745/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 · 12 photos

Good 80/100 None rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready with a good kitchen, bathrooms, and exterior. The highest-ROI updates would be to paint the exterior brick, replace countertops with granite, and install new flooring in bathrooms.

Value-add opportunities

• Both Paint exterior brick — Enhances curb appeal and value
• Resale Replace countertops with granite — Granite countertops are more durable and aesthetically pleasing
• Resale Install new flooring in bathrooms — New flooring improves aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior brick — Enhances curb appeal and value ↑
• Resale Replace countertops with granite — Granite countertops are more durable and aesthetically pleasing ↑
• Resale Install new flooring in bathrooms — New flooring improves 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 — 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): 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

2 events — show timeline

• 2026-04-27 Pending — NTREIS
• 2026-04-09 Listed $328,990 NTREIS