3411 Stonewall Ln · Fort Worth, TX 76123

$325,000

4 bd · 2.0 ba · 2,102 sqft · MultiFamily public records · 29 Days on market

Built 1987 8,712 sqft lot $155/sqft · 16% above area Est $279k · 16% over ↓ 22% since listing

---

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 +24.1/30.0
• DSCR +7.8/10.0
• 1% rule +7.1/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

3409 & 3411, Duplex- Investment Opportunity OR Owner-Occupant opportunity in Fort Worth! Discover this cute and affordable full duplex located in the heart of Fort Worth, perfect for investors or buyers looking to live in one unit while generating income from the other. Each unit offers two spacious bedrooms, one full bathroom, a generous living area, dining space, and kitchen with everything you need in a home. The property features private patio with small garden space, creating a comfortable and low-maintenance living environment. Unit 3411 is currently occupied, 3409 is vacant and ready for showings or immediate move-in (previously rented for $1,700). Conveniently located near shopping, dining, entertainment, and major highways, this property is ideal for both homeowners and renters. Whether you're looking to expand your investment portfolio or offset your mortgage, this duplex offers flexibility, value, and strong potential. Don’t miss your opportunity to make this property yours—schedule your showing today!

Key facts

• Generous living area
• Small garden space
• Kitchen

Tags

• PRIVATE PATIO
• SMALL GARDEN SPACE
• GENEROUS LIVING AREA
• DINING SPACE
• KITCHEN

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $642 ($8k/yr) — positive. Per door: $321/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $320k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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.
• 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.
• Market conditions: Rents rising (+1.1%/yr); 364 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• At $3,946/mo this rent would consume 46% of the median local household income ($103k/yr) (locally 975% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 29 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 4 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: moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $320,125 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.21% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.47%
• DSCR: 1.38
• GRM: 6.9

CMA / ARV

• ARV (median comp): $278,994
• List price: $325,000
• Delta: 16.49%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.07% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.79×
• Total profit: $-19,096
• Equity at exit: $48,459

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $7,154
• Equity at exit: $28,100

Cash invested: $91,000 (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 76123

• Home prices YoY: -17.9%
• Rents YoY: 1.1%
• Active inventory: 364
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $3,946 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$636 /mo · $7,628/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$829
• Net cashflow: $642

Break-even live

Break-even rent $3,133

Max offer price $325,000

Occupancy floor 79%

Sensitivity live

Price	-10% $826	-5% $734	+0% $642	+5% $550	+10% $458
Rent	-10% $330	-5% $486	+0% $642	+5% $798	+10% $954
Rate	-1.0pp $806	-0.5pp $725	base $642	+0.5pp $558	+1.0pp $472

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,946
Total (2 units)			$3,946

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8516 Auburn Dr Fort Worth, TX	4.0	2.5	2279	$2,095	$0.92	21d	1	0.16mi
8525 Auburn Dr Fort Worth, TX	3.0	2.5	1463	$3,229	$2.21	2d	1	0.17mi
8508 Ohara Ln Fort Worth, TX	3.0	2.0	2272	$1,841	$0.81	44d	1	0.21mi
3400 Quiet Valley Rd Fort Worth, TX	4.0	2.0	1904	$2,100	$1.10	44d	1	0.26mi
8832 Elk Creek Ln Fort Worth, TX	5.0	2.0	2105	$3,200	$1.52	2d	1	0.26mi
8564 Charleston Ave Fort Worth, TX	3.0	2.5	1463	$1,875	$1.28	25d	1	0.28mi
8420 Cloverglen Ln Fort Worth, TX	3.0	2.0	1445	$1,950	$1.35	3d	1	0.31mi
8612 Orleans Ln Fort Worth, TX	3.0	2.0	1790	$1,900	$1.06	44d	1	0.32mi
8345 Ohara Ln Fort Worth, TX	4.0	2.0	1793	$1,906	$1.06	44d	1	0.36mi
8328 Ohara Ln Fort Worth, TX	3.0	2.5	1826	$2,145	$1.17	44d	1	0.39mi
3001 Vicksburg Ln Fort Worth, TX	4.0	2.5	2393	$2,650	$1.11	11d	1	0.39mi
9213 Saint Martin Rd Fort Worth, TX	4.0	2.0	2302	$2,229	$0.97	6d	1	0.39mi
3704 Garden Springs Dr Fort Worth, TX	3.0	2.0	1628	$2,799	$1.72	13d	1	0.39mi
9100 Saint Barts Rd Fort Worth, TX	4.0	2.0	1630	$1,969	$1.21	44d	1	0.39mi
9157 Abaco Way Fort Worth, TX	4.0	2.0	1705	$2,149	$1.26	44d	1	0.41mi
9157 Abaco Way Fort Worth, TX	4.0	2.0	1705	$2,089	$1.23	25d	1	0.41mi
2913 Vicksburg Ln Fort Worth, TX	3.0	2.0	1720	$1,800	$1.05	25d	1	0.42mi
8300 Auburn Dr Fort Worth, TX	3.0	2.5	1857	$1,895	$1.02	13d	1	0.45mi
2808 Adams Fall Ln Fort Worth, TX	3.0	2.0	1545	$2,100	$1.36	44d	1	0.45mi
8309 Orleans Ln Fort Worth, TX	4.0	2.0	2506	$2,305	$0.92	44d	1	0.48mi
3408 Saint Vincent Rd Fort Worth, TX	3.0	2.0	1400	$2,195	$1.57	44d	1	0.52mi
3416 Saint Vincent Rd Fort Worth, TX	3.0	3.0	2033	$1,895	$0.93	44d	1	0.53mi
8740 Fox Meadow Way Fort Worth, TX	4.0	2.0	2583	$2,985	$1.16	44d	1	0.54mi
2604 Mill Springs Pass Fort Worth, TX	5.0	2.0	1822	$2,340	$1.28	44d	1	0.56mi
8217 Miami Springs Dr Fort Worth, TX	3.0	2.0	1996	$1,950	$0.98	25d	1	0.57mi
8336 Yaupon Holly Trl Fort Worth, TX	4.0	2.5	1751	$2,180	$1.25	25d	1	0.58mi
8317 Camellia Tree Ct Fort Worth, TX	4.0	3.0	1947	$2,340	$1.20	44d	1	0.59mi
8308 Yaupon Holly Trl Fort Worth, TX	4.0	2.5	1947	$2,340	$1.20	44d	1	0.61mi
8440 Asheville Ln Fort Worth, TX	4.0	2.0	2048	$2,250	$1.10	13d	1	0.65mi
8457 Asheville Ln Fort Worth, TX	4.0	2.0	1796	$2,049	$1.14	44d	1	0.65mi
8733 Stonebriar Ln Fort Worth, TX	4.0	2.5	2803	$2,325	$0.83	5d	1	0.67mi
3833 Foxhound Ln Fort Worth, TX	3.0	2.0	1507	$1,895	$1.26	19d	1	0.68mi
3990 Sarasota Springs Dr Fort Worth, TX	3.0	2.5	1766	$1,995	$1.13	25d	1	0.68mi
4021 Busch Gardens Dr Fort Worth, TX	3.0	2.0	1748	$1,875	$1.07	25d	1	0.71mi
4021 Busch Gardens Dr Fort Worth, TX	3.0	2.0	1748	$1,875	$1.07	21d	1	0.71mi
3832 German Pointer Way Fort Worth, TX	4.0	2.5	2532	$3,299	$1.30	6d	1	0.72mi
8361 Horned Maple Trl Fort Worth, TX	3.0	2.0	1523	$2,200	$1.44	44d	1	0.73mi
3288 Raleigh Dr Fort Worth, TX	5.0	2.5	2443	$2,395	$0.98	20d	1	0.74mi
3952 Golden Horn Ln Fort Worth, TX	4.0	2.5	2993	$2,495	$0.83	25d	1	0.75mi
3704 Fairhaven Dr Fort Worth, TX	3.0	2.0	1528	$1,995	$1.31	13d	1	0.76mi

Listing history 18 events

1. 2026-05-16
   historical Active Option Contract 1044-char remark

   Show marketing remark (1044 chars)

   3409 & 3411, Duplex- Investment Opportunity OR Owner-Occupant opportunity in Fort Worth! Discover this cute and affordable full duplex located in the heart of Fort Worth, perfect for investors or buyers looking to live in one unit while generating income from the other. Each unit offers two spacious bedrooms, one full bathroom, a generous living area, dining space, and kitchen with everything you need in a home. The property features private patio with small garden space, creating a comfortable and low-maintenance living environment. Unit 3411 is currently occupied, 3409 is vacant and ready for showings or immediate move-in (previously rented for $1,700). Conveniently located near shopping, dining, entertainment, and major highways, this property is ideal for both homeowners and renters. Whether you're looking to expand your investment portfolio or offset your mortgage, this duplex offers flexibility, value, and strong potential. Don’t miss your opportunity to make this property yours—schedule your showing today!

2. 2026-05-14
   status Pending 1044-char remark

   Show marketing remark (1044 chars)

   3409 & 3411, Duplex- Investment Opportunity OR Owner-Occupant opportunity in Fort Worth! Discover this cute and affordable full duplex located in the heart of Fort Worth, perfect for investors or buyers looking to live in one unit while generating income from the other. Each unit offers two spacious bedrooms, one full bathroom, a generous living area, dining space, and kitchen with everything you need in a home. The property features private patio with small garden space, creating a comfortable and low-maintenance living environment. Unit 3411 is currently occupied, 3409 is vacant and ready for showings or immediate move-in (previously rented for $1,700). Conveniently located near shopping, dining, entertainment, and major highways, this property is ideal for both homeowners and renters. Whether you're looking to expand your investment portfolio or offset your mortgage, this duplex offers flexibility, value, and strong potential. Don’t miss your opportunity to make this property yours—schedule your showing today!

3. 2026-04-21
   listed $325,000 Active 1044-char remark

   Show marketing remark (1044 chars)

   3409 & 3411, Duplex- Investment Opportunity OR Owner-Occupant opportunity in Fort Worth! Discover this cute and affordable full duplex located in the heart of Fort Worth, perfect for investors or buyers looking to live in one unit while generating income from the other. Each unit offers two spacious bedrooms, one full bathroom, a generous living area, dining space, and kitchen with everything you need in a home. The property features private patio with small garden space, creating a comfortable and low-maintenance living environment. Unit 3411 is currently occupied, 3409 is vacant and ready for showings or immediate move-in (previously rented for $1,700). Conveniently located near shopping, dining, entertainment, and major highways, this property is ideal for both homeowners and renters. Whether you're looking to expand your investment portfolio or offset your mortgage, this duplex offers flexibility, value, and strong potential. Don’t miss your opportunity to make this property yours—schedule your showing today!

4. 2025-07-03
   soldstatus
5. 2025-07-02
   soldstatus Closed 676-char remark

   Show marketing remark (676 chars)

   Cute and affordable full duplex located in the heart of Fort Worth! Each home offers Two bedrooms and one full bath plus a generous sized living room, Dining area, and a full sized kitchen with everything you need! This duplex offers energy efficient windows, insulation, along with a small garden space around your patio which makes this the perfect low maintenance home. The two units for sale - unit 3411 (Rents for $1,700) is vacant and ready for showings unit 3409 is occupied month to month for $1,500. He is willing to stay if new owner is open to this. Close to shopping, dining, entertainment, and with quick access to major highways. Come make this investment yours!

6. 2025-05-16
   status Pending 676-char remark

   Show marketing remark (676 chars)

   Cute and affordable full duplex located in the heart of Fort Worth! Each home offers Two bedrooms and one full bath plus a generous sized living room, Dining area, and a full sized kitchen with everything you need! This duplex offers energy efficient windows, insulation, along with a small garden space around your patio which makes this the perfect low maintenance home. The two units for sale - unit 3411 (Rents for $1,700) is vacant and ready for showings unit 3409 is occupied month to month for $1,500. He is willing to stay if new owner is open to this. Close to shopping, dining, entertainment, and with quick access to major highways. Come make this investment yours!

7. 2025-04-22
   price $324,000 676-char remark

   Show marketing remark (676 chars)

   Cute and affordable full duplex located in the heart of Fort Worth! Each home offers Two bedrooms and one full bath plus a generous sized living room, Dining area, and a full sized kitchen with everything you need! This duplex offers energy efficient windows, insulation, along with a small garden space around your patio which makes this the perfect low maintenance home. The two units for sale - unit 3411 (Rents for $1,700) is vacant and ready for showings unit 3409 is occupied month to month for $1,500. He is willing to stay if new owner is open to this. Close to shopping, dining, entertainment, and with quick access to major highways. Come make this investment yours!

8. 2025-04-10
   listed $335,000 Active 676-char remark

   Show marketing remark (676 chars)

   Cute and affordable full duplex located in the heart of Fort Worth! Each home offers Two bedrooms and one full bath plus a generous sized living room, Dining area, and a full sized kitchen with everything you need! This duplex offers energy efficient windows, insulation, along with a small garden space around your patio which makes this the perfect low maintenance home. The two units for sale - unit 3411 (Rents for $1,700) is vacant and ready for showings unit 3409 is occupied month to month for $1,500. He is willing to stay if new owner is open to this. Close to shopping, dining, entertainment, and with quick access to major highways. Come make this investment yours!

9. 2025-03-05
   historical $1,700
10. 2025-03-04
    historical
11. 2025-01-26
    listed $1,700
12. 2025-01-25
    price $375,000
13. 2025-01-04
    listed $419,000 Active
14. 2024-10-10
    soldstatus
15. 2024-10-10
    soldstatus
16. 2023-07-12
    soldstatus
17. 1991-12-20
    soldstatus
18. 1987-01-29
    soldstatus

ⓘ 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: $7,628 · $636/mo
• Projected year-2 tax: $7,628 · $636/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 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: $47,352
• − Mortgage interest: −$18,205
• − Property taxes: −$7,628
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,788
• − Management: −$3,788
• − Depreciation: −$9,455
• Taxable income: $2,863
• Est. tax owed @ 24.0%: −$687
• After-tax cash flow: $7,016/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: 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): 42,957
• Household income: $102,768
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 975.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Black 37% Hispanic / Latino 26% White 24% Two or more races 15% Asian 8%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 1% Romanian 1% Slovak 1%
• Foreign-born: 17% · Canada, Vietnam, Jamaica
• Languages at home: 75% English-only · Spanish 16% Other Indo-European 3% Vietnamese 2%

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: ▼ -50.54%
• Current HPI: 231.1377
• Rent YoY: ▲ 1.07%
• 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

-22.4% since first listed

18 events — show timeline

• 2026-05-16 Contingent — NTREIS
• 2026-05-14 Pending — NTREIS
• 2026-04-21 Listed $325,000 NTREIS
• 2025-07-03 Sold (Public Records) — Public Records
• 2025-07-02 Sold (MLS) — NTREIS
• 2025-05-16 Pending — NTREIS
• 2025-04-22 Price Changed $324,000 NTREIS
• 2025-04-10 Listed $335,000 NTREIS
• 2025-03-05 Rental Removed $1,700 NTREIS
• 2025-03-04 Listing Removed — NTREIS
• 2025-01-26 Listed for Rent $1,700 NTREIS
• 2025-01-25 Price Changed $375,000 NTREIS
• 2025-01-04 Listed $419,000 NTREIS
• 2024-10-10 Sold (Public Records) — Public Records
• 2024-10-10 Sold (Public Records) — Public Records
• 2023-07-12 Sold (Public Records) — Public Records
• 1991-12-20 Sold (Public Records) — Public Records
• 1987-01-29 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $7,628 · -0.9% YoY. Source: county tax records.