10633 Diamond Mine Dr · Fort Worth, TX 76036

$317,685

3 bd · 2.5 ba · 1,589 sqft · Other · 195 Days on market

Built 2025 Excellent condition 6,403 sqft lot $200/sqft · at area comps Est $331k · at est. $63/mo HOA · 3% 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 +12.6/30.0
• ARV discount +9.3/15.0
• Condition / age +5.0/5.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +3.1/5.0
• 1% rule +2.7/10.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Have a fabulous new construction home built by D.R. Horton, America’s Builder since 2002, at Rock Creek Ranch in Fort Worth and Crowley ISD! Discover captivating floor plans packed with included features and high-end finishes designed for every stage of life. This beautiful single-story Caden floorplan-elevation W offers 3 bedrooms, 2 bathrooms, and a 2-car garage, with an estimated early Winter completion. The open-concept layout features a spacious family room that flows into the dining area and a well-appointed chef’s kitchen with 36 inch upper cabinets, quartz countertops, a center island, stainless steel appliances, gas range, and a large walk-in corner pantry. The private primary suite includes a generous walk-in closet and a bathroom with an oversized shower. Additional interior features include quartz vanity tops with drop-in sinks in the bathrooms and luxury vinyl plank flooring in the entry, hallways, kitchen-breakfast area, family room, utility room, and bathrooms. Energy-efficient construction is included throughout, along with America’s Smart Home Technology package. Exterior highlights include a covered front porch, covered back patio, 6-foot stained wood fence with metal posts, full sod, sprinkler system, and a complete landscape package. Residents will enjoy future community amenities such as a pool, park-playground, and walking trails. Located just two miles from Benbrook Lake, the neighborhood offers easy access to shopping, Fort Worth attractions, and nearby educational institutions.

Key facts

• High end finishes
• Open concept layout
• Chef's kitchen

Tags

• NEW CONSTRUCTION HOME
• HIGH END FINISHES
• OPEN CONCEPT LAYOUT
• CHEF'S KITCHEN
• WALK IN CORNER PANTRY
• PRIVATE PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $318k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-40 ($-483/yr) — negative.
• To cash-flow at today's rent, offer at most $311k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (22.9% below list).
• Recommended offer: $245k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Bess Race El (math 28% / reading 32%, grade F, #2,500 of 4,322 statewide, top 58%, 665 students, 77% 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 78% FRL vs 52% district-wide (26 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 30% 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 195 days — a 12% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• 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 $245,000 (22.9% 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 195 days. Have you received any prior offers? Is the seller open to a 23% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.77% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 10.8

CMA / ARV

• ARV (median comp): $330,915
• List price: $317,685
• Delta: -4.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-55,904
• Equity at exit: $47,368

10-year hold

• IRR: -11.5%
• Equity multiple: 0.33×
• Total profit: $-59,508
• Equity at exit: $27,468

Cash invested: $88,952 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,450 medium
• Mortgage (P&I): −$1,666
• Tax from tax record: −$114 /mo · $1,373/yr
• Insurance: −$132
• HOA: −$63
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-40

Break-even live

Break-even rent $2,501

Max offer price $310,571

Occupancy floor 97%

Sensitivity live

Price	-10% $140	-5% $50	+0% $-40	+5% $-130	+10% $-220
Rent	-10% $-234	-5% $-137	+0% $-40	+5% $57	+10% $153
Rate	-1.0pp $120	-0.5pp $41	base $-40	+0.5pp $-123	+1.0pp $-206

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: $79,421
• Closing costs: $9,531
• 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	1.46mi

HOA detail

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

Listing history 19 events

1. 2026-06-21
   days on market $317,685 Active 195 DOM
2. 2026-06-18
   days on market $317,685 Active 192 DOM
3. 2026-06-17
   days on market $317,685 Active 191 DOM
4. 2026-06-16
   days on market $317,685 Active 190 DOM
5. 2026-06-15
   days on market $317,685 Active 189 DOM
6. 2026-06-13
   days on market $317,685 Active 187 DOM
7. 2026-06-13
   days on market $317,685 Active 186 DOM
8. 2026-06-09
   days on market $317,685 Active 183 DOM
9. 2026-06-08
   days on market $317,685 Active 182 DOM
10. 2026-06-07
    days on market $317,685 Active 181 DOM
11. 2026-06-04
    days on market $317,685 Active 178 DOM
12. 2026-06-03
    days on market $317,685 Active 177 DOM
13. 2026-06-02
    days on market $317,685 Active 176 DOM
14. 2026-06-01
    days on market $317,685 Active 175 DOM
15. 2026-05-31
    days on market $317,685 Active 174 DOM
16. 2026-04-17
    price $317,685 1545-char remark

    Show marketing remark (1545 chars)

    Have a fabulous new construction home built by D.R. Horton, America’s Builder since 2002, at Rock Creek Ranch in Fort Worth and Crowley ISD! Discover captivating floor plans packed with included features and high-end finishes designed for every stage of life. This beautiful single-story Caden floorplan-elevation W offers 3 bedrooms, 2 bathrooms, and a 2-car garage, with an estimated early Winter completion. The open-concept layout features a spacious family room that flows into the dining area and a well-appointed chef’s kitchen with 36 inch upper cabinets, quartz countertops, a center island, stainless steel appliances, gas range, and a large walk-in corner pantry. The private primary suite includes a generous walk-in closet and a bathroom with an oversized shower. Additional interior features include quartz vanity tops with drop-in sinks in the bathrooms and luxury vinyl plank flooring in the entry, hallways, kitchen-breakfast area, family room, utility room, and bathrooms. Energy-efficient construction is included throughout, along with America’s Smart Home Technology package. Exterior highlights include a covered front porch, covered back patio, 6-foot stained wood fence with metal posts, full sod, sprinkler system, and a complete landscape package. Residents will enjoy future community amenities such as a pool, park-playground, and walking trails. Located just two miles from Benbrook Lake, the neighborhood offers easy access to shopping, Fort Worth attractions, and nearby educational institutions.

17. 2026-04-02
    price $316,990 1545-char remark

    Show marketing remark (1545 chars)

    Have a fabulous new construction home built by D.R. Horton, America’s Builder since 2002, at Rock Creek Ranch in Fort Worth and Crowley ISD! Discover captivating floor plans packed with included features and high-end finishes designed for every stage of life. This beautiful single-story Caden floorplan-elevation W offers 3 bedrooms, 2 bathrooms, and a 2-car garage, with an estimated early Winter completion. The open-concept layout features a spacious family room that flows into the dining area and a well-appointed chef’s kitchen with 36 inch upper cabinets, quartz countertops, a center island, stainless steel appliances, gas range, and a large walk-in corner pantry. The private primary suite includes a generous walk-in closet and a bathroom with an oversized shower. Additional interior features include quartz vanity tops with drop-in sinks in the bathrooms and luxury vinyl plank flooring in the entry, hallways, kitchen-breakfast area, family room, utility room, and bathrooms. Energy-efficient construction is included throughout, along with America’s Smart Home Technology package. Exterior highlights include a covered front porch, covered back patio, 6-foot stained wood fence with metal posts, full sod, sprinkler system, and a complete landscape package. Residents will enjoy future community amenities such as a pool, park-playground, and walking trails. Located just two miles from Benbrook Lake, the neighborhood offers easy access to shopping, Fort Worth attractions, and nearby educational institutions.

18. 2025-12-09
    listed $314,990 Active 1497-char remark

    Show marketing remark (1497 chars)

    10633 Diamond Mine Drive, Fort Worth Texas, is a new construction home built by D. R. Horton America's Builder in the Rock Creek community. Estimated Completion: Spring 2026. The Caden is a single-story home that offers 3 bedrooms, 2 bathrooms and approx. 1,589 sq. ft. of living space. At the heart of the home, a modern kitchen which features stainless steel appliances with gas cooking range, granite countertops, and a corner pantry. The center island flows seamlessly into the dining area and expansive family room, creating a warm and open gathering space. Large windows and direct access to the covered patio extend the living area outdoors, making it ideal for entertaining or relaxing. The private primary suite features a generous walk-in closet and a well-appointed bath with dual vanities and a walk-in shower. Two additional bedrooms and a full bath are thoughtfully positioned near the front of the home, providing comfort for family, guests, or a home office. Everyday convenience is enhanced by a dedicated laundry room, extra storage, and direct access to the two-car garage. With its open-concept layout and thoughtful details, the Caden is designed for both easy living and stylish entertaining. Photos shown here may not depict the specified home and features and are included for illustration purposes only. Elevations, exterior/ interior colors, options, available upgrades, and standard features will vary in each community and may change without notice. May include optio

19. 2025-12-08
    listed $314,990 Active 1545-char remark

    Show marketing remark (1545 chars)

    Have a fabulous new construction home built by D.R. Horton, America’s Builder since 2002, at Rock Creek Ranch in Fort Worth and Crowley ISD! Discover captivating floor plans packed with included features and high-end finishes designed for every stage of life. This beautiful single-story Caden floorplan-elevation W offers 3 bedrooms, 2 bathrooms, and a 2-car garage, with an estimated early Winter completion. The open-concept layout features a spacious family room that flows into the dining area and a well-appointed chef’s kitchen with 36 inch upper cabinets, quartz countertops, a center island, stainless steel appliances, gas range, and a large walk-in corner pantry. The private primary suite includes a generous walk-in closet and a bathroom with an oversized shower. Additional interior features include quartz vanity tops with drop-in sinks in the bathrooms and luxury vinyl plank flooring in the entry, hallways, kitchen-breakfast area, family room, utility room, and bathrooms. Energy-efficient construction is included throughout, along with America’s Smart Home Technology package. Exterior highlights include a covered front porch, covered back patio, 6-foot stained wood fence with metal posts, full sod, sprinkler system, and a complete landscape package. Residents will enjoy future community amenities such as a pool, park-playground, and walking trails. Located just two miles from Benbrook Lake, the neighborhood offers easy access to shopping, Fort Worth attractions, and nearby educational institutions.

ⓘ 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: $1,373 · $114/mo
• Projected year-2 tax: $5,814 · $484/mo
• Expected delta: +$4,441/yr (+$370/mo · 323.4%)

ⓘ 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: $29,400
• − Mortgage interest: −$17,795
• − Property taxes: −$1,373
• − Insurance: −$1,588
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − HOA: −$756
• − Depreciation: −$9,242
• Taxable loss: −$6,059
• Est. tax savings @ 24.0%: +$1,454
• After-tax cash flow: $971/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 · 2 photos

Excellent 100/100 None rehab

This new construction home by D.R. Horton is move-in ready with excellent condition and no visible repairs needed. Updates to paint and countertops would enhance its resale and rental value.

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Resale Replace countertops with granite — Granite countertops are more durable and aesthetically pleasing
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Replace countertops with granite — Granite countertops are more durable and aesthetically pleasing ↑
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency ↑

ⓘ 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

+0.9% since first listed

4 events — show timeline

• 2026-04-17 Price Changed $317,685 NTREIS
• 2026-04-02 Price Changed $316,990 NTREIS
• 2025-12-09 Listed $314,990 Zillow
• 2025-12-08 Listed $314,990 NTREIS