4144 Woodhill Bend Dr · Fort Worth, TX 76036

$303,990

5 bd · 2.5 ba · 1,892 sqft · SingleFamily · 45 Days on market

Built 2026 Good condition 5,750 sqft lot 2-car garage $161/sqft · 26% below area Est $408k · 26% under $42/mo HOA · 1% of rent

---

Why this score? — see what drove the C 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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.1/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful new D. R. Horton home in the Sunnycreek located in Crowley and Crowley ISD! The two-story Franklin floorplan Elevation Y, with an estimated Summer completion, offers 5 bedrooms, 3 bathrooms, and a 2-car garage with a family-friendly layout that combines open-concept living with ample private bedroom space. The kitchen, dining area, and family room connect effortlessly, creating a bright and functional hub perfect for daily living and entertaining. The stylish kitchen includes quartz countertops, 36” painted cabinets, stainless steel appliances, a gas range, stainless steel sink, center island, and a walk-in pantry for generous storage.

Key facts

• 5,750 sq ft lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $304k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $395 ($5k/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 $286k (5.8% below list).
• Recommended offer: $286k (5.8% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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: schools D+, crime F.
• Fort Worth ISD (urban): math 18% / reading 28% proficiency, ranked #742 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.3%/yr); 1275 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 35% 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 $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 45 days — a 3% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $286,352 (5.8% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.94% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.57%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (median comp): $408,249
• List price: $303,990
• Delta: -25.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4416 Stonedale Rd	0.29mi	4/2.0 (-1)	2,016 (+7%)	7mo	$525,000	$260	62
6800 Cumberland Rd	0.22mi	4/3.5 (-1)	1,930 (+2%)	20mo	$474,900	$246	61
7025 Wycliff St	0.63mi	4/2.0 (-1)	1,909 (+1%)	13mo	$340,000	$178	51
4908 Southwest Blvd	0.36mi	4/2.0 (-1)	1,610 (-15%)	4mo	$349,000	$217	48
7024 Pinon St	0.62mi	4/2.0 (-1)	1,756 (-7%)	17mo	$400,000	$228	38
6937 Overhill Rd	0.62mi	4/2.5 (-1)	2,060 (+9%)	18mo	$515,000	$250	36
4705 Rockmoor Ln	0.53mi	4/2.0 (-1)	2,140 (+13%)	16mo	$399,000	$186	34

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-26,249
• Equity at exit: $45,326

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $816
• Equity at exit: $26,283

Cash invested: $85,117 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 2 under contract
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $298,990 ($170/sqft)
• Median days on market: 9 d
• This list price: 88% of active listings are priced below it
• ARV vs active asking: +27.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76036

• Home prices YoY: -25.2%
• Rents YoY: 2.3%
• Active inventory: 1275
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,864 high
• Mortgage (P&I): −$1,594
• Tax from tax record: −$104 /mo · $1,250/yr
• Insurance: −$127
• HOA: −$42
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $395

Break-even live

Break-even rent $2,363

Max offer price $303,990

Occupancy floor 81%

Sensitivity live

Price	-10% $567	-5% $481	+0% $395	+5% $309	+10% $223
Rent	-10% $169	-5% $282	+0% $395	+5% $508	+10% $621
Rate	-1.0pp $548	-0.5pp $473	base $395	+0.5pp $316	+1.0pp $236

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: $75,998
• Closing costs: $9,120
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5930 River Bend Dr Benbrook, TX	4.0	3.5	2256	$3,200	$1.42	66d	1	0.66mi
7108 Willis Ave Fort Worth, TX	4.0	2.0	1375	$2,100	$1.53	10d	1	0.73mi
4132 Rothington Rd Fort Worth, TX	4.0	3.0	1895	$2,600	$1.37	7d	1	0.80mi
4132 Rothington Rd Fort Worth, TX	4.0	3.0	1895	$2,600	$1.37	52d	1	0.80mi
4709 Mayfair St Fort Worth, TX	4.0	2.0	1547	$2,200	$1.42	23d	1	1.31mi
5838 Humbert Ave Fort Worth, TX	5.0	2.5	2196	$2,295	$1.05	59d	1	1.45mi
5838 Humbert Ave Fort Worth, TX	5.0	2.5	2196	$2,295	$1.05	66d	1	1.45mi

Property features AI

Finance

• Other: Community features include jogging/bike path, park, playground, sidewalks, and community mailbox
• HOA & community: Mandatory HOA with annual fee (management fees included)HOA managed by VCM, Inc.

Exterior

• Parking: Attached 2-car garage (garage faces front, 2-car single door)2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: City waterCity sewerElectricity connectedIndividual gas meterIndividual water meterNatural gas availableCable availablePhone availableSewer availableUnderground utilitiesSidewalks and curbs; concrete
• Home design: Single-family residenceTwo-storyNew construction (incomplete, 2026)Not attached to another propertySmoke detectors installed
• Construction: Brick and frame constructionComposition roofSlab foundationSmart home features
• Exterior features: Covered porch(es)Wood fencing in backyardFew treesLandscaped yardSprinkler systemSubdivision lotInterior lotUtilities easement

Interior

• Kitchen: Gas rangeMicrowaveDishwasherDisposalBuilt-in cabinetsWater line to refrigeratorPlumbed for gas in kitchen
• Bedrooms: 5 bedrooms (primary suite on second level; other bedrooms on first and second levels)
• Flooring: CarpetLuxury vinyl plank
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central heat (natural gas)Central air (electric)
• Interior features: Open floorplanEat-in kitchenKitchen islandGranite countersPantryCable TV availableSmart home systemVented exhaust fan
• Laundry & utility: Full-size washer/dryer areaWasher hookupElectric dryer hookupUtility roomTankless water heaterGas water heater

HOA detail $42/mo · $504/yr

• Likely covers: gas

Listing history 36 events

1. 2026-08-03
   days on market $303,990 Active 45 DOM
2. 2026-07-31
   days on market $303,990 Active 42 DOM
3. 2026-07-30
   days on market $303,990 Active 40 DOM
4. 2026-07-28
   days on market $303,990 Active 39 DOM
5. 2026-07-26
   days on market $303,990 Active 37 DOM
6. 2026-07-24
   days on market $303,990 Active 35 DOM
7. 2026-07-23
   days on market $303,990 Active 34 DOM
8. 2026-07-22
   days on market $303,990 Active 33 DOM
9. 2026-07-21
   days on market $303,990 Active 32 DOM
10. 2026-07-20
    days on market $303,990 Active 31 DOM
11. 2026-07-18
    days on market $303,990 Active 29 DOM
12. 2026-07-18
    days on market $303,990 Active 28 DOM
13. 2026-07-16
    days on market $303,990 Active 27 DOM
14. 2026-07-15
    days on market $303,990 Active 26 DOM
15. 2026-07-14
    days on market $303,990 Active 25 DOM
16. 2026-07-13
    days on market $303,990 Active 24 DOM
17. 2026-07-13
    days on market $303,990 Active 23 DOM
18. 2026-07-11
    days on market $303,990 Active 22 DOM
19. 2026-07-10
    days on market $303,990 Active 21 DOM
20. 2026-07-09
    pricedays on market $303,990 Active 20 DOM
21. 2026-07-07
    days on market $305,990 Active 18 DOM
22. 2026-07-06
    days on market $305,990 Active 17 DOM
23. 2026-07-06
    days on market $305,990 Active 16 DOM
24. 2026-07-05
    days on market $305,990 Active 15 DOM
25. 2026-07-03
    days on market $305,990 Active 14 DOM
26. 2026-07-02
    days on market $305,990 Active 13 DOM
27. 2026-07-01
    days on market $305,990 Active 12 DOM
28. 2026-06-30
    days on market $305,990 Active 11 DOM
29. 2026-06-29
    days on market $305,990 Active 10 DOM
30. 2026-06-28
    days on market $305,990 Active 9 DOM
31. 2026-06-27
    days on market $305,990 Active 8 DOM
32. 2026-06-26
    days on market $305,990 Active 7 DOM
33. 2026-06-24
    days on market $305,990 Active 5 DOM
34. 2026-06-22
    days on market $305,990 Active 3 DOM
35. 2026-06-21
    remarks 693-char remark
36. 2026-06-21
    listed $305,990 Active 2 DOM

ⓘ 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: $1,250 · $104/mo
• Projected year-2 tax: $5,563 · $464/mo
• Expected delta: +$4,313/yr (+$359/mo · 345.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $34,362
• − Mortgage interest: −$17,028
• − Property taxes: −$1,250
• − Insurance: −$1,520
• − Repairs & maintenance: −$2,749
• − Management: −$2,749
• − HOA: −$504
• − Depreciation: −$8,843
• Taxable loss: −$281
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $4,810/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 · 14 photos

Good 80/100 Cosmetic rehab Est. rehab $9,460–$28,380 screening

This home is in good condition with a fresh paint job and well-maintained landscaping, making it a good candidate for a cosmetic renovation to enhance its resale and rental value.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping improvements — Well-maintained landscaping can increase both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Middle Monnig Middle F TX #1,327/1,662 Nat'l #11,007/14,009 High Arlington Heights H S F TX #1,246/1,632 Nat'l #12,309/17,239

Schools (NCES district)

• District: Fort Worth ISD
• NCES district ID: 4819700
• Math proficiency: 18% ▼ -16.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $42,109
• Composite: 19.61/100
• National rank: #8753
• State rank: #742 of 826 in TX

A Composite livability gradescore 80/100

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 · 2,380,417 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: 13% of renters

---

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

Property features AI

Finance

• Other: Community features include jogging/bike path, park, playground, sidewalks, and community mailbox
• HOA & community: Mandatory HOA with annual fee (management fees included)HOA managed by VCM, Inc.

Exterior

• Parking: Attached 2-car garage (garage faces front, 2-car single door)2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: City waterCity sewerElectricity connectedIndividual gas meterIndividual water meterNatural gas availableCable availablePhone availableSewer availableUnderground utilitiesSidewalks and curbs; concrete
• Home design: Single-family residenceTwo-storyNew construction (incomplete, 2026)Not attached to another propertySmoke detectors installed
• Construction: Brick and frame constructionComposition roofSlab foundationSmart home features
• Exterior features: Covered porch(es)Wood fencing in backyardFew treesLandscaped yardSprinkler systemSubdivision lotInterior lotUtilities easement

Interior

• Kitchen: Gas rangeMicrowaveDishwasherDisposalBuilt-in cabinetsWater line to refrigeratorPlumbed for gas in kitchen
• Bedrooms: 5 bedrooms (primary suite on second level; other bedrooms on first and second levels)
• Flooring: CarpetLuxury vinyl plank
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central heat (natural gas)Central air (electric)
• Interior features: Open floorplanEat-in kitchenKitchen islandGranite countersPantryCable TV availableSmart home systemVented exhaust fan
• Laundry & utility: Full-size washer/dryer areaWasher hookupElectric dryer hookupUtility roomTankless water heaterGas water heater

Price history

-0.7% since first listed

2 events — show timeline

• 2026-07-08 Price Changed $303,990 NTREIS
• 2026-06-19 Listed $305,990 NTREIS