657 Handle Dr · Crowley, TX 76036

$245,000

3 bd · 2.0 ba · 1,373 sqft · SingleFamily public records · 27 Days on market

Built 2012 6,600 sqft lot $178/sqft · 16% below area Est $291k · 16% 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 +14.6/15.0
• Cash flow +8.5/30.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming and well-designed home in Crowley, offering comfort, functionality, and a great layout for everyday living. This 3-bedroom, 2-bath residence features a bright and inviting living area that flows seamlessly into the dining space and kitchen, creating an open feel perfect for both relaxing and entertaining. The thoughtfully designed floor plan includes a convenient Jack-and-Jill style secondary bathroom, providing easy access and added privacy between bedrooms. The spacious primary suite offers a peaceful retreat, while the additional bedrooms are well-sized and versatile. Step outside to a Continued. .. See Addendum Property Description 1

Key facts

• 6,600 sq ft lot
• Built 2012
• Listed 27 days

Property features AI

Finance

• HOA & community: Mandatory homeowners association; Quarterly HOA fee; HOA fees cover full use of facilities and management fees; HOA management: Crowley Creekside Homeowners Association, Inc.

Exterior

• Parking: Outside parking
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story; Preowned (built in 2012); Subdivision: Creekside
• Construction: Built in 2012
• Exterior features: High fence

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Microwave; Eat-in kitchen
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom features dual sinks
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Primary bath with dual sinks; Jack & Jill bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; One living area; One dining area; 7 total rooms; One-level home
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (14.0% below list).
• Recommended offer: $207k (15.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 76/100 on livability (#103 in TX, #3,462 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $7k 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 27 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,699 (15.6% 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. 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. 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?
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: 0.86% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.79%
• DSCR: 0.83
• GRM: 9.7

CMA / ARV

• ARV (median comp): $291,202
• List price: $245,000
• Delta: -15.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 Waterline Dr	0.31mi	3/2.0	1,373 (0%)	5mo	$255,000	$186	81
677 Rapid Way	0.26mi	3/2.0	1,463 (+7%)	2mo	$250,000	$171	75
1217 Foxtail Ln	0.33mi	3/2.0	1,449 (+6%)	5mo	$269,999	$186	71
1458 Park Crest Dr	0.24mi	3/2.0	1,561 (+14%)	2mo	$259,000	$166	65
644 Marcus Ln	0.42mi	3/2.0	1,502 (+9%)	3mo	$299,990	$200	62
708 Meadowlark Cir	0.67mi	3/2.0	1,328 (-3%)	1mo	$230,000	$173	62
1121 Maplewood Ln	0.21mi	4/2.0 (+1)	1,543 (+12%)	4mo	$249,900	$162	62
1121 Celeste St	0.72mi	3/2.0	1,343 (-2%)	2mo	$239,900	$179	61
4132 Tower Ln	0.53mi	3/2.0	1,507 (+10%)	2mo	$270,000	$179	58
13204 Tower Ln	0.53mi	3/2.0	1,507 (+10%)	3mo	$270,000	$179	57
616 Marcus Ln	0.49mi	3/2.0	1,502 (+9%)	6mo	$289,990	$193	56
704 Meadowlark Cir	0.68mi	3/2.0	1,488 (+8%)	2mo	$184,000	$124	52

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: -23.5%
• Equity multiple: 0.20×
• Total profit: $-54,877
• Equity at exit: $36,530

10-year hold

• IRR: -20.4%
• Equity multiple: -0.04×
• Total profit: $-71,097
• Equity at exit: $21,183

Cash invested: $68,600 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,106 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$452 /mo · $5,419/yr
• Insurance: −$102
• HOA: −$42
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-217

Break-even live

Break-even rent $2,380

Max offer price $206,699

Occupancy floor —

Sensitivity live

Price	-10% $-78	-5% $-147	+0% $-217	+5% $-286	+10% $-356
Rent	-10% $-383	-5% $-300	+0% $-217	+5% $-134	+10% $-50
Rate	-1.0pp $-93	-0.5pp $-154	base $-217	+0.5pp $-280	+1.0pp $-345

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1208 Boxwood Dr Crowley, TX	3.0	2.0	1677	$2,095	$1.25	26d	1	0.21mi
573 Creekbend St Crowley, TX	3.0	2.0	1874	$2,235	$1.19	0d	1	0.24mi
1108 Boxwood Dr Crowley, TX	3.0	2.0	1373	$1,940	$1.41	0d	1	0.28mi
636 Horn St Crowley, TX	3.0	2.0	1804	$1,980	$1.10	7d	1	0.29mi
1213 Gardenia Ln Crowley, TX	3.0	2.0	1501	$2,170	$1.45	45d	1	0.29mi
1136 Park Gln Crowley, TX	3.0	2.0	1487	$2,000	$1.34	15d	1	0.40mi
1149 Beaverwood Ln Crowley, TX	3.0	2.0	1552	$1,895	$1.22	15d	1	0.46mi
432 Canoe Way Crowley, TX	3.0	2.0	1589	$1,945	$1.22	0d	1	0.48mi
1137 Junegrass Ln Crowley, TX	3.0	2.0	1768	$2,150	$1.22	45d	1	0.48mi
496 Canvas Ct Crowley, TX	2.0	2.0	1135	$1,575	$1.39	45d	1	0.50mi
473 Canvas Ct Crowley, TX	3.0	2.0	1211	$1,650	$1.36	45d	1	0.53mi
305 Wilson St Crowley, TX	2.0	2.0	1400	$1,950	$1.39	26d	1	0.54mi
404 Canoe Way Crowley, TX	4.0	2.0	1827	$2,195	$1.20	21d	1	0.54mi
668 Stern Dr Unit 1 Crowley, TX	2.0	2.0	1150	$1,525	$1.33	26d	1	0.56mi
4144 Tower Ln Crowley, TX	3.0	2.0	1528	$2,175	$1.42	4d	1	0.56mi
1017 Wheatfield Ln Crowley, TX	3.0	2.0	1552	$2,145	$1.38	24d	1	0.62mi
4212 Pont du Gard Way Crowley, TX	3.0	2.0	1720	$6,100	$3.55	45d	1	0.63mi
1434 Briar Cir Unit 1432 Crowley, TX	2.0	2.0	892	$1,495	$1.68	45d	1	0.64mi
1432 Briar Cir Crowley, TX	2.0	2.0	892	$1,495	$1.68	45d	1	0.64mi
412 Riverbed Dr Crowley, TX	3.0	2.0	1638	$2,100	$1.28	45d	1	0.72mi
305 W FM 1187 Crowley, TX	2.0	2.0	1190	$1,500	$1.26	15d	1	0.73mi
305 W FM 1187 Crowley, TX	1.0–3.0	1.0–2.0	1181	$4,194	$3.55	0d	28	0.73mi
305 W Farm 1187 Unit 30421 Crowley, TX	2.0	2.0	1200	$1,599	$1.33	15d	1	0.73mi
509 S Beverly St Unit 3 Crowley, TX	2.0	1.5	1136	$1,350	$1.19	0d	1	0.73mi
10316 Fort Teran Trl Crowley, TX	3.0	2.0	1501	$2,179	$1.45	0d	1	0.73mi
109 N Heights Dr Crowley, TX	3.0	2.0	1284	$1,945	$1.51	26d	1	0.76mi
1420 Mackinac Dr Crowley, TX	3.0	2.0	1592	$2,500	$1.57	0d	1	0.76mi
10344 Fort Teran Trl Crowley, TX	3.0	2.0	1494	$2,149	$1.44	45d	1	0.78mi
10381 Fort Ewell Trl Crowley, TX	3.0	2.0	1494	$2,149	$1.44	45d	1	0.79mi
1800 Tyne Way Crowley, TX	3.0	2.0	1552	$2,100	$1.35	45d	1	0.79mi
10356 Fort Teran Trl Crowley, TX	3.0	2.0	1508	$2,169	$1.44	45d	1	0.80mi
709 Daniels Dr Crowley, TX	3.0	2.0	1418	$2,040	$1.44	0d	1	0.91mi
316 Quail Creek Dr Crowley, TX	3.0	2.0	1317	$1,683	$1.28	15d	1	0.92mi
601 Porter Ave Crowley, TX	3.0	2.0	1563	$2,195	$1.40	45d	1	0.92mi
10373 Fort Belknap Trl Crowley, TX	4.0	2.0	1780	$2,160	$1.21	45d	1	0.92mi
701 Daniels Dr Crowley, TX	3.0	2.0	1232	$1,850	$1.50	22d	1	0.94mi
304 S Magnolia St Apt D Crowley, TX	3.0	2.0	1064	$1,300	$1.22	0d	1	0.94mi
405 Bryan Dr Crowley, TX	3.0	2.0	1343	$1,795	$1.34	26d	1	0.94mi
10406 Fort Cibolo Trl Crowley, TX	4.0	2.0	1808	$1,900	$1.05	45d	1	0.95mi
221 Arnold St Crowley, TX	3.0	2.0	1266	$1,695	$1.34	7d	1	0.95mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 4 events

1. 2026-05-05
   historical Active Option Contract 674-char remark
2. 2026-04-22
   listed $245,000 Active 674-char remark
3. 2026-03-27
   soldstatus
4. 2026-03-27
   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: $5,419 · $452/mo
• Projected year-2 tax: $5,419 · $452/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 26 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: $25,271
• − Mortgage interest: −$13,724
• − Property taxes: −$5,419
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,022
• − Management: −$2,022
• − HOA: −$504
• − Depreciation: −$7,127
• Taxable loss: −$6,772
• Est. tax savings @ 24.0%: +$1,625
• After-tax cash flow: $-977/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 — Crowley

• Score: 76/100
• State rank: #103
• US rank: #3462

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment B+ Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crowley, TX
• County: Tarrant County · 2,033,669 people
• City population: 36,044
• 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

5 events — show timeline

• 2026-05-19 Pending — NTREIS
• 2026-05-05 Contingent — NTREIS
• 2026-04-22 Listed $245,000 NTREIS
• 2026-03-27 Sold (Public Records) — Public Records
• 2026-03-27 Sold (Public Records) — Public Records

Property tax history

+18.7%/yr

Latest (2025): $5,419 · -3.3% YoY. Source: county tax records.