1533 Harvester Dr · Fort Worth, TX 76140

$312,900

4 bd · 2.0 ba · 1,724 sqft · Other · 44 Days on market

Built 2026 5,134 sqft lot $181/sqft · at area comps Est $322k · at est. $39/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 +12.1/30.0
• ARV discount +8.7/15.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Full of charm and perfectly situated, this single-story home in Fort Worth offers the ideal blend of comfort, privacy, and convenience. Tucked away quietly at the back of the community with no neighbors across the street, this home enjoys a peaceful setting just down the street from the neighborhood park and splash pad. Featuring four bedrooms, two full baths, a spacious family room, and a chef-ready kitchen, this home is designed with functionality in mind. The private master suite with en-suite bath provides a relaxing retreat, while the open-concept layout creates a welcoming space for entertaining. Included at no extra cost are a host of impressive upgrades such as energy-efficient Whir

Key facts

• Private master suite
• Chef-ready kitchen
• Splash pad

Tags

• SINGLE-STORY HOME
• NEIGHBORHOOD PARK
• SPLASH PAD
• CHEF-READY KITCHEN
• PRIVATE MASTER SUITE
• OPEN-CONCEPT LAYOUT

Property features AI

Finance

• Other: Restrictions include no smoking, no sublease, and other restrictions
• Financial info: Second mortgage: none indicated; Loan type listed as 'Treat As Clear'
• HOA & community: Mandatory association; Annual association fee (includes grounds maintenance and management fees); HOA managed by Legacy Southwest Property Management

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered parking spaces
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: City water; City sewer; Standard power (municipal utility district: no)
• Home design: Single family residence; One story; Not attached to another property; New construction (incomplete)
• Construction: Siding exterior; Composition/shingle roof; Slab foundation; Year built 2026 (new construction - incomplete)
• Exterior features: Interior lot; Landscaped; Level lot; Subdivision setting; Sidewalk

Interior

• Kitchen: Dishwasher; Disposal; Gas cooktop; Gas oven; Gas range; Microwave; Refrigerator; Granite countertop; Built-in cabinets; Pantry
• Bedrooms: 4 bedrooms (all on one level); Primary bedroom with ensuite bathroom and walk-in closet
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms (including primary ensuite)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Granite counters; High speed internet available; Walk-in closet(s); Built-in cabinets (kitchen and primary bath); Pantry; Linen closet
• Laundry & utility: Utility room on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $313k.

Deal economics

• At list price, monthly cash flow is $-67 ($-800/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (26.6% below list).
• Recommended offer: $230k (26.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: crime F.
• Everman ISD (suburban): math 21% / reading 32% proficiency, ranked #691 of 826 in TX (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: John And Polly Townley El (math 15% / reading 21%, grade F, #3,785 of 4,322 statewide, top 88%, 365 students, 95% FRL) — zoned schools average 95% FRL vs 77% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 389 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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).
• This rent runs 36% of the median local income ($76k/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 $9k 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 ($304k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 13715% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,692 (26.6% 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 44 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.91%
• DSCR: 0.96
• GRM: 11.4

CMA / ARV

• ARV (median comp): $321,603
• List price: $312,900
• Delta: -2.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.11% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.30×
• Total profit: $-61,580
• Equity at exit: $46,654

10-year hold

• IRR: -21.0%
• Equity multiple: 0.03×
• Total profit: $-84,795
• Equity at exit: $27,054

Cash invested: $87,612 (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 76140

• Home prices YoY: -21.8%
• Rents YoY: 0.1%
• Active inventory: 389
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,297 high
• Mortgage (P&I): −$1,641
• Tax from tax record: −$71 /mo · $852/yr
• Insurance: −$130
• HOA: −$39
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-67

Break-even live

Break-even rent $2,381

Max offer price $301,120

Occupancy floor 98%

Sensitivity live

Price	-10% $110	-5% $22	+0% $-67	+5% $-155	+10% $-244
Rent	-10% $-248	-5% $-157	+0% $-67	+5% $24	+10% $115
Rate	-1.0pp $91	-0.5pp $13	base $-67	+0.5pp $-148	+1.0pp $-230

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: $78,225
• Closing costs: $9,387
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1533 Woodwinds Dr Fort Worth, TX	4.0	2.5	2131	$2,519	$1.18	45d	1	0.04mi
1524 Harvester Dr Fort Worth, TX	4.0	2.5	2131	$2,520	$1.18	6d	1	0.05mi
1540 Woodwinds Dr Fort Worth, TX	4.0	2.0	1600	$2,280	$1.43	6d	1	0.06mi
1513 Harvester Dr Fort Worth, TX	4.0	2.0	1600	$2,280	$1.43	0d	1	0.07mi
1513 Woodwinds Dr Fort Worth, TX	4.0	2.5	2131	$2,519	$1.18	25d	1	0.08mi
1508 Harvester Dr Fort Worth, TX	4.0	2.0	1724	$2,328	$1.35	8d	1	0.08mi
1505 Woodwinds Dr Fort Worth, TX	4.0	2.0	1600	$2,280	$1.43	21d	1	0.10mi
1500 Harvester Dr Fort Worth, TX	4.0	2.0	1600	$2,280	$1.43	5d	1	0.10mi
1444 Harvester Dr Fort Worth, TX	3.0–5.0	2.0–2.5	1840	$2,330	$1.27	0d	1	0.13mi
9609 Sierra Grande Dr Fort Worth, TX	4.0	2.0	1754	$2,175	$1.24	8d	1	0.18mi
1417 Woodwinds Dr Fort Worth, TX	4.0	2.5	2131	$2,370	$1.11	3d	1	0.20mi
9637 Sierra Grande Dr Fort Worth, TX	4.0	2.5	2131	$2,155	$1.01	23d	1	0.23mi
1500 Four Seasons Ln Fort Worth, TX	1.0–3.0	1.0–2.0	876	$1,400	$1.60	23d	1	0.24mi
9632 Sierra Grande Dr Fort Worth, TX	3.0	2.0	1600	$1,895	$1.18	45d	1	0.24mi
1329 Woodwinds Dr Fort Worth, TX	4.0	2.0	1803	$2,320	$1.29	6d	1	0.26mi
1317 Woodwinds Dr Fort Worth, TX	4.0	2.5	2131	$2,400	$1.13	14d	1	0.27mi
1417 Palamedes Dr Fort Worth, TX	4.0	2.5	2153	$2,295	$1.07	8d	1	0.29mi
1456 Palamedes Dr Fort Worth, TX	3.0	2.0	1316	$2,000	$1.52	5d	1	0.31mi
1421 Sunkiss Dr Fort Worth, TX	3.0	2.0	1604	$1,995	$1.24	3d	1	0.34mi
1401 Sunkiss Dr Fort Worth, TX	3.0	2.0	1600	$2,095	$1.31	14d	1	0.35mi
1313 Redpine Dr Fort Worth, TX	3.0	2.0	1316	$2,005	$1.52	0d	1	0.38mi
9053 S Race St Unit 9086 Fort Worth, TX	3.0	2.0	1185	$1,570	$1.32	14d	1	0.45mi
9053 S Race St Unit 9086 Fort Worth, TX	3.0	2.0	1185	$1,413	$1.19	0d	1	0.45mi
9053 S Race St Unit 9086 Fort Worth, TX	3.0	2.0	1185	$1,464	$1.24	45d	1	0.45mi
9053 S Race St Unit 3121 Fort Worth, TX	3.0	2.0	1185	$1,464	$1.24	0d	1	0.45mi
1928 Alanbrooke Dr Fort Worth, TX	4.0	2.0	1765	$2,100	$1.19	45d	1	0.50mi
9324 Cynthia Ct Fort Worth, TX	4.0	2.0	1916	$2,000	$1.04	12d	1	0.50mi
9308 Cynthia Ct Fort Worth, TX	3.0	2.0	1811	$2,200	$1.21	3d	1	0.52mi
1300 Hazelnut Dr Fort Worth, TX	3.0	2.0	1448	$2,300	$1.59	6d	1	0.55mi
1412 Royal Meadows Trl Fort Worth, TX	3.0	2.0	1576	$1,779	$1.13	4d	1	0.56mi
9000 Balch St Unit 612 Everman, TX	3.0	2.0	1277	$1,093	$0.86	0d	1	0.57mi
1824 Alanbrooke Dr Fort Worth, TX	3.0	2.0	1597	$1,940	$1.21	45d	1	0.58mi
1905 Christopher Dr Fort Worth, TX	4.0	2.0	2162	$1,950	$0.90	25d	1	0.59mi
10213 S Race St Fort Worth, TX	4.0	2.0	1819	$1,961	$1.08	23d	1	0.60mi
1816 Christopher Dr Fort Worth, TX	3.0	2.0	1655	$1,905	$1.15	25d	1	0.61mi
1794 Farleigh Ct Fort Worth, TX	3.0	2.5	1440	$1,495	$1.04	8d	1	0.63mi
1761 Belshire Ct Fort Worth, TX	3.0	2.5	1440	$1,495	$1.04	45d	1	0.65mi
1421 Castle Ridge Rd Fort Worth, TX	3.0	2.0	1268	$1,815	$1.43	0d	1	0.66mi
1766 Belshire Ct Fort Worth, TX	3.0	2.5	1440	$1,450	$1.01	25d	1	0.68mi
9000 Christopher Cir Fort Worth, TX	3.0	2.0	1270	$1,745	$1.37	16d	1	0.72mi

HOA detail

• Monthly dues: $39 · $468/yr

Listing history 19 events

1. 2026-06-21
   days on market $312,900 Active 44 DOM
2. 2026-06-18
   days on market $312,900 Active 41 DOM
3. 2026-06-17
   days on market $312,900 Active 40 DOM
4. 2026-06-16
   days on market $312,900 Active 39 DOM
5. 2026-06-15
   days on market $312,900 Active 38 DOM
6. 2026-06-13
   days on market $312,900 Active 36 DOM
7. 2026-06-09
   days on market $312,900 Active 32 DOM
8. 2026-06-08
   days on market $312,900 Active 31 DOM
9. 2026-06-07
   days on market $312,900 Active 30 DOM
10. 2026-06-04
    days on market $312,900 Active 27 DOM
11. 2026-06-03
    days on market $312,900 Active 26 DOM
12. 2026-06-02
    days on market $312,900 Active 25 DOM
13. 2026-06-01
    days on market $312,900 Active 24 DOM
14. 2026-05-31
    days on market $312,900 Active 23 DOM
15. 2026-05-14
    listed $2,265
16. 2026-05-08
    listed $312,900 Active 841-char remark
17. 2026-03-31
    historical
18. 2026-03-12
    price $314,900
19. 2026-02-20
    listed $309,900 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: $852 · $71/mo
• Projected year-2 tax: $5,726 · $477/mo
• Expected delta: +$4,874/yr (+$406/mo · 572.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 26 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: $27,563
• − Mortgage interest: −$17,527
• − Property taxes: −$852
• − Insurance: −$1,564
• − Repairs & maintenance: −$2,205
• − Management: −$2,205
• − HOA: −$468
• − Depreciation: −$9,103
• Taxable loss: −$6,361
• Est. tax savings @ 24.0%: +$1,527
• After-tax cash flow: $727/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: Everman ISD
• NCES district ID: 4818810
• Math proficiency: 21% ▼ -18.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $44,803
• Composite: 22.77/100
• National rank: #8027
• State rank: #691 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): 33,321
• Household income: $75,955
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 1264.0

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 39% Black 35% White 20% Two or more races 14% Asian 3%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Scotch-Irish 2% Lithuanian 1% Slovak 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 64% English-only · Spanish 32% Vietnamese 2% Chinese 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: ▼ -79.54%
• Current HPI: 285.9894
• Rent YoY: ▲ 0.11%
• 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

-99.3% since first listed

5 events — show timeline

• 2026-05-14 Listed for Rent $2,265 NTREIS
• 2026-05-08 Listed $312,900 NTREIS
• 2026-03-31 Listing Removed — NTREIS
• 2026-03-12 Price Changed $314,900 NTREIS
• 2026-02-20 Listed $309,900 NTREIS

Property tax history

-4.0%/yr

Latest (2025): $852 · -2.9% YoY. Source: county tax records.