Hawking Plan · Fort Worth, TX 76179

$331,990

3 bd · 2.0 ba · 1,761 sqft · SingleFamily · 345 Days on market

↓ 11% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.2/30.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Entering from the front porch, you step into the foyer, where two bedrooms greet you at the front of the home-each featuring a walk-in closet and sharing a full bath. As you continue down the hallway, you'll pass a coat closet, the laundry room, and access to the two-car garage. The layout then opens into the kitchen, family room, and dining area, creating a welcoming space for everyday living. A covered porch is located just off the dining area, offering a great spot for outdoor relaxation. Tucked off the family room is the primary bedroom, complete with a walk-in closet and private primary bath.

Key facts

• Private backyard
• All new appliances
• Granite countertops

Tags

• PRIVATE BACKYARD
• OPEN KITCHEN
• GRANITE COUNTERTOPS
• ALL NEW APPLIANCES

🏗️ New construction. The $331,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $391,788.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $332k.

Deal economics

• At list price, monthly cash flow is $-710 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (23.8% below list).
• Recommended offer: $253k (23.8% below list) — sets the bar for 1% rule.

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.
• Northwest ISD (rural): math 48% / reading 52% proficiency, ranked #120 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Carl E Schluter El (math 48% / reading 55%, grade C-, #808 of 4,322 statewide, top 19%, 701 students, 16% FRL); Chisholm Trail Middle (math 39% / reading 35%, grade F, #756 of 1,662 statewide, top 47%, 684 students, 51% FRL); V R Eaton H S (math 48% / reading 62%, grade C, #373 of 1,632 statewide, top 23%, 3,273 students, 0% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: Rents rising (+1.5%/yr); 1074 active listings in the ZIP; 11 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 345 days — a 12% lower offer ($292k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $252,892 (23.8% 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 345 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.65% ✗
• Cap rate: 4.12%
• Cash-on-cash: -7.76%
• DSCR: 0.65
• GRM: 12.9

CMA / ARV

• ARV (median comp): $391,788
• List price: $331,990
• Delta: -15.26%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12737 Big Rnch	0.05mi	4/2.0 (+1)	1,827 (+4%)	1mo	$347,990	$190	85
12748 Haymarket	0.08mi	3/2.0	1,636 (-7%)	2mo	$302,490	$185	83
12641 Big Ranch Rd	0.15mi	3/2.0	1,636 (-7%)	5mo	$317,990	$194	77
12637 Big Ranch Rd	0.16mi	4/2.0 (+1)	1,827 (+4%)	6mo	$302,000	$165	76
2640 Comanche Moon Dr	0.52mi	3/2.0	1,908 (+8%)	23mo	$550,000	$288	43
12540 Park Ridge Trl	0.55mi	3/2.0	2,005 (+14%)	23mo	$615,000	$307	32

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 · 1.51% rent growth · sell at horizon

5-year hold

• IRR: -31.5%
• Equity multiple: -0.02×
• Total profit: $-112,387
• Equity at exit: $58,417

10-year hold

• IRR: -44.3%
• Equity multiple: -0.56×
• Total profit: $-170,792
• Equity at exit: $33,875

Cash invested: $109,701 (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 76179

• Rents YoY: 1.5%
• Active inventory: 1074
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,529 high
• Mortgage (P&I): −$2,055
• Tax est. 1.5%: −$490 /mo · $5,877/yr
• Insurance: −$163
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $-710

Break-even live

Break-even rent $3,427

Max offer price $289,092

Occupancy floor —

Sensitivity live

Price	-10% $-439	-5% $-574	+0% $-710	+5% $-845	+10% $-980
Rent	-10% $-909	-5% $-810	+0% $-710	+5% $-610	+10% $-510
Rate	-1.0pp $-512	-0.5pp $-610	base $-710	+0.5pp $-811	+1.0pp $-915

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: $97,947
• Closing costs: $11,754
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12737 Big Ranch Rd Fort Worth, TX	4.0	2.0	1827	$2,499	$1.37	0d	1	0.08mi
12733 Big Ranch Rd Fort Worth, TX	3.0	2.0	1636	$2,599	$1.59	45d	1	0.09mi
12720 Haymarket Rd Fort Worth, TX	4.0	2.0	2401	$2,505	$1.04	0d	1	0.13mi
13000 N Saginaw Blvd Fort Worth, TX	1.0–3.0	1.0–2.5	1061	$2,521	$2.38	0d	13	0.38mi
12356 Hulson Trl Haslet, TX	4.0	2.0	2221	$2,600	$1.17	0d	1	1.36mi
12356 Hulson Trl Haslet, TX	4.0	2.0	2221	$2,600	$1.17	13d	1	1.36mi
12424 Iveson Dr Haslet, TX	3.0	2.0	1902	$2,445	$1.29	45d	1	1.43mi
12405 Iveson Dr Haslet, TX	4.0	3.5	2531	$3,099	$1.22	0d	1	1.46mi
1637 Shadow Hawk Dr Haslet, TX	3.0	2.0	1514	$1,995	$1.32	20d	1	1.47mi
1540 Western Willow Dr Haslet, TX	4.0	2.0	1788	$1,694	$0.95	26d	1	1.48mi
12376 Iveson Dr Haslet, TX	3.0	2.0	1883	$2,525	$1.34	9d	1	1.49mi

Listing history 24 events

1. 2026-06-22
   days on market $331,990 Active 345 DOM
2. 2026-06-18
   days on market $331,990 Active 342 DOM
3. 2026-06-17
   days on market $331,990 Active 341 DOM
4. 2026-06-16
   days on market $331,990 Active 340 DOM
5. 2026-06-15
   days on market $331,990 Active 339 DOM
6. 2026-06-13
   days on market $331,990 Active 337 DOM
7. 2026-06-09
   days on market $331,990 Active 333 DOM
8. 2026-06-08
   days on market $331,990 Active 332 DOM
9. 2026-06-07
   days on market $331,990 Active 331 DOM
10. 2026-06-04
    days on market $331,990 Active 328 DOM
11. 2026-06-03
    days on market $331,990 Active 327 DOM
12. 2026-06-02
    days on market $331,990 Active 326 DOM
13. 2026-06-01
    days on market $331,990 Active 325 DOM
14. 2026-05-31
    days on market $331,990 Active 324 DOM
15. 2026-04-03
    price $331,990 604-char remark

    Show marketing remark (604 chars)

    Entering from the front porch, you step into the foyer, where two bedrooms greet you at the front of the home-each featuring a walk-in closet and sharing a full bath. As you continue down the hallway, you'll pass a coat closet, the laundry room, and access to the two-car garage. The layout then opens into the kitchen, family room, and dining area, creating a welcoming space for everyday living. A covered porch is located just off the dining area, offering a great spot for outdoor relaxation. Tucked off the family room is the primary bedroom, complete with a walk-in closet and private primary bath.

16. 2026-01-21
    price $329,990 604-char remark

    Show marketing remark (604 chars)

    Entering from the front porch, you step into the foyer, where two bedrooms greet you at the front of the home-each featuring a walk-in closet and sharing a full bath. As you continue down the hallway, you'll pass a coat closet, the laundry room, and access to the two-car garage. The layout then opens into the kitchen, family room, and dining area, creating a welcoming space for everyday living. A covered porch is located just off the dining area, offering a great spot for outdoor relaxation. Tucked off the family room is the primary bedroom, complete with a walk-in closet and private primary bath.

17. 2026-01-03
    price $328,990 604-char remark

    Show marketing remark (604 chars)

    Entering from the front porch, you step into the foyer, where two bedrooms greet you at the front of the home-each featuring a walk-in closet and sharing a full bath. As you continue down the hallway, you'll pass a coat closet, the laundry room, and access to the two-car garage. The layout then opens into the kitchen, family room, and dining area, creating a welcoming space for everyday living. A covered porch is located just off the dining area, offering a great spot for outdoor relaxation. Tucked off the family room is the primary bedroom, complete with a walk-in closet and private primary bath.

18. 2025-12-03
    price $327,990 604-char remark

    Show marketing remark (604 chars)

    Entering from the front porch, you step into the foyer, where two bedrooms greet you at the front of the home-each featuring a walk-in closet and sharing a full bath. As you continue down the hallway, you'll pass a coat closet, the laundry room, and access to the two-car garage. The layout then opens into the kitchen, family room, and dining area, creating a welcoming space for everyday living. A covered porch is located just off the dining area, offering a great spot for outdoor relaxation. Tucked off the family room is the primary bedroom, complete with a walk-in closet and private primary bath.

19. 2025-10-31
    price $326,990 604-char remark

    Show marketing remark (604 chars)

    Entering from the front porch, you step into the foyer, where two bedrooms greet you at the front of the home-each featuring a walk-in closet and sharing a full bath. As you continue down the hallway, you'll pass a coat closet, the laundry room, and access to the two-car garage. The layout then opens into the kitchen, family room, and dining area, creating a welcoming space for everyday living. A covered porch is located just off the dining area, offering a great spot for outdoor relaxation. Tucked off the family room is the primary bedroom, complete with a walk-in closet and private primary bath.

20. 2025-10-30
    price $336,990 604-char remark

    Show marketing remark (604 chars)

    Entering from the front porch, you step into the foyer, where two bedrooms greet you at the front of the home-each featuring a walk-in closet and sharing a full bath. As you continue down the hallway, you'll pass a coat closet, the laundry room, and access to the two-car garage. The layout then opens into the kitchen, family room, and dining area, creating a welcoming space for everyday living. A covered porch is located just off the dining area, offering a great spot for outdoor relaxation. Tucked off the family room is the primary bedroom, complete with a walk-in closet and private primary bath.

21. 2025-10-30
    price $326,990 604-char remark

    Show marketing remark (604 chars)

    Entering from the front porch, you step into the foyer, where two bedrooms greet you at the front of the home-each featuring a walk-in closet and sharing a full bath. As you continue down the hallway, you'll pass a coat closet, the laundry room, and access to the two-car garage. The layout then opens into the kitchen, family room, and dining area, creating a welcoming space for everyday living. A covered porch is located just off the dining area, offering a great spot for outdoor relaxation. Tucked off the family room is the primary bedroom, complete with a walk-in closet and private primary bath.

22. 2025-09-24
    price $336,990 604-char remark

    Show marketing remark (604 chars)

    Entering from the front porch, you step into the foyer, where two bedrooms greet you at the front of the home-each featuring a walk-in closet and sharing a full bath. As you continue down the hallway, you'll pass a coat closet, the laundry room, and access to the two-car garage. The layout then opens into the kitchen, family room, and dining area, creating a welcoming space for everyday living. A covered porch is located just off the dining area, offering a great spot for outdoor relaxation. Tucked off the family room is the primary bedroom, complete with a walk-in closet and private primary bath.

23. 2025-08-15
    price $356,990 604-char remark

    Show marketing remark (604 chars)

    Entering from the front porch, you step into the foyer, where two bedrooms greet you at the front of the home-each featuring a walk-in closet and sharing a full bath. As you continue down the hallway, you'll pass a coat closet, the laundry room, and access to the two-car garage. The layout then opens into the kitchen, family room, and dining area, creating a welcoming space for everyday living. A covered porch is located just off the dining area, offering a great spot for outdoor relaxation. Tucked off the family room is the primary bedroom, complete with a walk-in closet and private primary bath.

24. 2025-07-12
    listed $371,990 Active 604-char remark

    Show marketing remark (604 chars)

    Entering from the front porch, you step into the foyer, where two bedrooms greet you at the front of the home-each featuring a walk-in closet and sharing a full bath. As you continue down the hallway, you'll pass a coat closet, the laundry room, and access to the two-car garage. The layout then opens into the kitchen, family room, and dining area, creating a welcoming space for everyday living. A covered porch is located just off the dining area, offering a great spot for outdoor relaxation. Tucked off the family room is the primary bedroom, complete with a walk-in closet and private primary bath.

ⓘ 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 ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,347
• − Mortgage interest: −$21,946
• − Property taxes: −$5,877
• − Insurance: −$1,959
• − Repairs & maintenance: −$2,428
• − Management: −$2,428
• − Depreciation: −$11,397
• Taxable loss: −$15,688
• Est. tax savings @ 24.0%: +$3,765
• After-tax cash flow: $-4,751/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: Northwest ISD
• NCES district ID: 4833180
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 52% ▼ -8.00%
• Median HH income: $85,315
• Composite: 46.15/100
• National rank: #2504
• State rank: #120 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: 40,936
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 80,090
• Household income: $107,428
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 1494.0

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 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 28% Two or more races 14% Black 12% Asian 4%
• Hispanic origin (detail): Mexican 22% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 15% Other Asian/Pacific 2% Other Indo-European 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: ▼ -137.12%
• Current HPI: 237.6676
• Rent YoY: ▲ 1.51%
• 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

-10.8% since first listed

10 events — show timeline

• 2026-04-03 Price Changed $331,990 Zillow
• 2026-01-21 Price Changed $329,990 Zillow
• 2026-01-03 Price Changed $328,990 Zillow
• 2025-12-03 Price Changed $327,990 Zillow
• 2025-10-31 Price Changed $326,990 Zillow
• 2025-10-30 Price Changed $336,990 Zillow
• 2025-10-30 Price Changed $326,990 Zillow
• 2025-09-24 Price Changed $336,990 Zillow
• 2025-08-15 Price Changed $356,990 Zillow
• 2025-07-12 Listed $371,990 Zillow