1232 Little Flock Dr · Fort Worth, TX 76036

$253,999

3 bd · 2.0 ba · 1,451 sqft · SingleFamily · 47 Days on market

Built 2026 Fair condition 5,489 sqft lot $175/sqft · 43% below area Est $448k · 43% under $42/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 +15.0/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner’s suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

Property features AI

Finance

• Other: Property listed as a builder sale; Subdivision: Deer Creek
• Financial info: Accepts Cash, Conventional, FHA, and VA financing; Second mortgage: No
• HOA & community: Mandatory HOA; Annual association fee of $500; Association fee includes full use of facilities; HOA managed by Associate Principal Management

Exterior

• Parking: Attached garage; 2 covered garage spaces; Garage approximately 20 ft wide by 18 ft deep
• Security: Fire alarm; Smoke detectors; Other security features
• Utilities: City water; City sewer; Electric service (standard); Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story; Smart home features
• Construction: Built in 2026; Fiber cement and fiberglass siding; Composition roof; Slab foundation
• Exterior features: Wood fencing; Curbs and sidewalk

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level
• Flooring: Carpet; Other flooring
• Bathrooms: 2 full bathrooms
• Interior features: Cable TV available; High-speed internet available; One living area; One dining area; Total rooms: 5; Levels: One

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $254k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $40 ($475/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 $233k (8.5% below list).
• Recommended offer: $233k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: David L Walker Elt (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 417 students, 87% 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 81% FRL vs 52% district-wide (29 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 47 days — a 3% lower offer ($246k) 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 $232,525 (8.5% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.92% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.67%
• DSCR: 1.03
• GRM: 9.1

CMA / ARV

• ARV (median comp): $447,671
• List price: $253,999
• Delta: -43.26%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9220 Union Pacific Dr	0.04mi	3/2.0	1,412 (-3%)	10mo	$324,990	$230	85

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 · 2.28% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.43×
• Total profit: $-40,247
• Equity at exit: $37,872

10-year hold

• IRR: -9.0%
• Equity multiple: 0.46×
• Total profit: $-38,314
• Equity at exit: $21,961

Cash invested: $71,120 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,325 medium
• Mortgage (P&I): −$1,332
• Tax est. 1.5%: −$317 /mo · $3,810/yr
• Insurance: −$106
• HOA: −$42
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $40

Break-even live

Break-even rent $2,275

Max offer price $253,999

Occupancy floor 93%

Sensitivity live

Price	-10% $215	-5% $127	+0% $40	+5% $-48	+10% $-136
Rent	-10% $-144	-5% $-52	+0% $40	+5% $131	+10% $223
Rate	-1.0pp $168	-0.5pp $104	base $40	+0.5pp $-26	+1.0pp $-93

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: $63,500
• Closing costs: $7,620
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4932 Water Lily Ln Crowley, TX	3.0	2.0	1848	$2,595	$1.40	14d	1	1.42mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 13 events

1. 2026-06-10
   status $253,999 Pending 47 DOM
2. 2026-06-09
   days on market $253,999 Active 47 DOM
3. 2026-06-08
   days on market $253,999 Active 46 DOM
4. 2026-06-07
   days on market $253,999 Active 45 DOM
5. 2026-06-04
   days on market $253,999 Active 42 DOM
6. 2026-06-03
   days on market $253,999 Active 41 DOM
7. 2026-06-02
   days on market $253,999 Active 40 DOM
8. 2026-06-01
   days on market $253,999 Active 39 DOM
9. 2026-05-31
   days on market $253,999 Active 38 DOM
10. 2026-05-12
    price $253,999 420-char remark
11. 2026-05-03
    price $253,999 500-char remark
12. 2026-04-23
    listed $254,999 Active 420-char remark
13. 2026-04-22
    listed $254,999 Active 500-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $27,903
• − Mortgage interest: −$14,228
• − Property taxes: −$3,810
• − Insurance: −$1,270
• − Repairs & maintenance: −$2,232
• − Management: −$2,232
• − HOA: −$504
• − Depreciation: −$7,389
• Taxable loss: −$3,762
• Est. tax savings @ 24.0%: +$903
• After-tax cash flow: $1,378/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 · 0 photos

Fair 40/100 Moderate rehab

This single-family home requires significant repairs and updates to its kitchen, bathrooms, and exterior to improve its condition and value. Potential buyers will be attracted to the spacious floor plan and owner's suite, but the home's current condition may deter them. Investing in these updates will significantly increase its resale and rental value.

Repairs flagged

• Major Kitchen countertops — Significant wear and tear, likely requiring replacement.
• Major Bathroom fixtures — Outdated and worn, likely requiring replacement.
• Major Flooring — Old and worn, likely requiring replacement.
• Major Interior walls — Significant discoloration and wear, likely requiring repainting.
• Major Exterior siding — Significant wear and discoloration, likely requiring repainting or replacement.

Value-add opportunities

• Resale New kitchen countertops — Modern, durable countertops will attract more buyers and increase the home's value.
• Resale New bathroom fixtures — Up-to-date fixtures will appeal to potential buyers and increase the home's value.
• Resale New flooring — Modern, durable flooring will improve the home's appearance and increase its value.
• Resale Repainting interior walls — Fresh paint will make the interior look more appealing and increase the home's value.
• Resale Repainting exterior siding — Fresh paint will improve the home's curb appeal and increase its value.
• Both Landscaping — A well-maintained landscape will improve the home's curb appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Significant wear and tear, likely requiring replacement.	Major	$15,000–50,000
Bathroom fixtures · Outdated and worn, likely requiring replacement.	Major	$15,000–50,000
Flooring · Old and worn, likely requiring replacement.	Major	$15,000–50,000
Interior walls · Significant discoloration and wear, likely requiring repainting.	Major	$15,000–50,000
Exterior siding · Significant wear and discoloration, likely requiring repainting or replacement.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale New kitchen countertops — Modern, durable countertops will attract more buyers and increase the home's value. ↑
• Resale New bathroom fixtures — Up-to-date fixtures will appeal to potential buyers and increase the home's value. ↑
• Resale New flooring — Modern, durable flooring will improve the home's appearance and increase its value. ↑
• Resale Repainting interior walls — Fresh paint will make the interior look more appealing and increase the home's value. ↑
• Resale Repainting exterior siding — Fresh paint will improve the home's curb appeal and increase its value. ↑
• Both Landscaping — A well-maintained landscape will improve the home's curb appeal and increase its value. ↑

ⓘ 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

• 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

-0.4% since first listed

3 events — show timeline

• 2026-06-09 Pending — NTREIS
• 2026-05-12 Price Changed $253,999 NTREIS
• 2026-04-23 Listed $254,999 NTREIS