1017 Tarryhill Dr · Crowley, TX 76036

$319,990

4 bd · 2.0 ba · 1,816 sqft · Other · 21 Days on market

Built 2026 4,443 sqft lot $176/sqft · at area comps Est $323k · at est. $71/mo HOA · 3% of rent ↓ 7% since listing

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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).

• Cash flow +12.3/30.0
• ARV discount +7.9/15.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• Rent growth +3.1/5.0
• 1% rule +2.6/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1017 Tarryhill Drive in Crowley, TX — a stunning new construction home built by M/I Homes. This thoughtfully designed single-story home offers 1,816 square feet of well-planned living space. Key Features: 4 bedrooms, 2 full bathrooms A covered patio A 2-car rear-load garage An open-concept living space with a flowing floorplan Quality craftsmanship and thoughtful design details Step inside to discover an open-concept living space that creates a seamless flow between the kitchen, dining, and living areas — perfect for everyday living and entertaining. The quality of design is evident throughout, with carefully selected finishes and a floorplan that maximizes both comfort and functionality. 1017 Tarryhill Drive is situated in a welcoming neighborhood with convenient proximity to parks, making it easy to enjoy outdoor recreation and green spaces. The surrounding area offers a friendly atmosphere with well-maintained streets and a strong sense of community pride. Built with attention to detail, this M/I Homes home reflects a commitment to quality construction and smart design. From the layout of the living areas to the placement of the owner's bedroom on the main floor, every element has been crafted with daily comfort in mind. Contact our team to learn more about 1017 Tarryhill Drive or to schedule your in-person visit! MLS# 21270754

Key facts

• Quality construction
• Covered patio
• Smart design

Tags

• NEW CONSTRUCTION HOME
• OPEN-CONCEPT LIVING SPACE
• COVERED PATIO
• QUALITY CONSTRUCTION
• SMART DESIGN
• OWNER'S BEDROOM ON MAIN FLOOR

Property features AI

Finance

• Other: Deed restrictions; Easements for utilities; Community features: jogging/bike path, park, playground, sidewalks
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: Mandatory HOA (Camellia - C); Annual association fee; Association fee covers full use of facilities, grounds maintenance, and management fees; HOA management: Neighborhood Management Inc

Exterior

• Parking: Attached 2-car garage with garage door opener and garage facing front; 2 covered parking spaces
• Security: Prewired for security; Security lights; Smoke detector(s); Carbon monoxide detector(s)
• Utilities: City water; City sewer; Individual gas meter; Individual water meter; Underground utilities; Community mailbox; Concrete curbs
• Home design: Single-family home; One-story; New construction (incomplete); Subdivision: Tarrytown; Interior lot; Facing direction not specified
• Construction: Brick construction; Composition roof; Slab foundation; Year built: 2026 (new construction - incomplete)
• Exterior features: Covered front porch; Covered patio; Private yard; Landscaped yard; Large backyard with grass; Few trees; Gutters; Exterior lighting; Sprinkler system; Patio

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Gas cooktop; Microwave; Water line to refrigerator; Water filter; Kitchen island; Breakfast bar; Built-in cabinets; Walk-in pantry; Natural stone/granite countertops
• Bedrooms: 4 bedrooms (all on main level); Primary bedroom with ensuite bath and walk-in closet; Split-bedroom layout for secondary bedrooms
• Flooring: Carpet; Ceramic tile; Luxury vinyl plank
• Bathrooms: 2 full bathrooms; Primary bathroom with dual sinks, linen closet, separate shower, and solid surface counters
• Heating & cooling: Central heating (natural gas); Central air; Electric HVAC; Ceiling fan(s)
• Interior features: Open floorplan; Decorative lighting; Cable TV available; Eat-in kitchen; Kitchen island; Pantry; Walk-in closet(s)
• Laundry & utility: Separate utility room; Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $320k.

Deal economics

• At list price, monthly cash flow is $-56 ($-669/yr) — negative.
• To cash-flow at today's rent, offer at most $310k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (24.5% below list).
• Recommended offer: $242k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.5% in Crowley — 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 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) — zoned schools average 77% FRL vs 52% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 1018 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).

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 21 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $241,664 (24.5% 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: 0.76% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.75%
• DSCR: 0.97
• GRM: 11.0

CMA / ARV

• ARV (median comp): $322,926
• List price: $319,990
• Delta: 6.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.28% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.36×
• Total profit: $-57,254
• Equity at exit: $47,712

10-year hold

• IRR: -12.0%
• Equity multiple: 0.31×
• Total profit: $-61,922
• Equity at exit: $27,667

Cash invested: $89,597 (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: 1018
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,417 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$82 /mo · $990/yr
• Insurance: −$133
• HOA: −$71
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $-56

Break-even live

Break-even rent $2,487

Max offer price $310,148

Occupancy floor 97%

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: $79,998
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1004 Junegrass Ln Crowley, TX	4.0	2.5	2329	$2,145	$0.92	20d	1	0.25mi
1208 Boxwood Dr Crowley, TX	3.0	2.0	1677	$2,095	$1.25	24d	1	0.31mi
1213 Gardenia Ln Crowley, TX	3.0	2.0	1501	$2,170	$1.45	44d	1	0.31mi
1136 Park Gln Crowley, TX	3.0	2.0	1487	$2,000	$1.34	13d	1	0.32mi
4118 Tobin Dr Crowley, TX	4.0	2.5	2139	$2,495	$1.17	44d	1	0.32mi
4117 Tobin Dr Crowley, TX	3.0	2.5	1900	$2,295	$1.21	2d	1	0.34mi
4144 Tower Ln Crowley, TX	3.0	2.0	1528	$2,175	$1.42	2d	1	0.37mi
4140 Tobin Dr Crowley, TX	3.0	2.5	1900	$2,395	$1.26	44d	1	0.37mi
4212 Pont du Gard Way Crowley, TX	3.0	2.0	1720	$6,100	$3.55	44d	1	0.44mi
672 S Heights Dr Crowley, TX	4.0	3.0	2136	$2,345	$1.10	22d	1	0.44mi
4226 Tobin Dr Crowley, TX	3.0–4.0	2.5	2019	$2,495	$1.24	1d	5	0.45mi
573 Creekbend St Crowley, TX	3.0	2.0	1874	$2,230	$1.19	2d	1	0.47mi
1137 Junegrass Ln Crowley, TX	3.0	2.0	1768	$2,150	$1.22	44d	1	0.49mi
4268 Tower Ln Crowley, TX	4.0	2.5	2368	$2,540	$1.07	2d	1	0.50mi
636 Horn St Crowley, TX	3.0	2.0	1804	$1,980	$1.10	5d	1	0.51mi
1149 Beaverwood Ln Crowley, TX	3.0	2.0	1552	$1,895	$1.22	13d	1	0.53mi
1157 Beaverwood Ln Crowley, TX	4.0	3.0	2244	$2,200	$0.98	44d	1	0.53mi
1113 Switchgrass Ln Crowley, TX	3.0	2.5	2196	$2,195	$1.00	44d	1	0.53mi
517 Creekbend St Crowley, TX	4.0	2.5	2552	$2,385	$0.93	2d	1	0.57mi
10316 Fort Teran Trl Crowley, TX	3.0	2.0	1501	$2,199	$1.47	13d	1	0.58mi
10344 Fort Teran Trl Crowley, TX	3.0	2.0	1494	$2,149	$1.44	44d	1	0.64mi
10356 Fort Teran Trl Crowley, TX	3.0	2.0	1508	$2,169	$1.44	44d	1	0.67mi
10381 Fort Ewell Trl Crowley, TX	3.0	2.0	1494	$2,149	$1.44	44d	1	0.67mi
525 Canoe Way Crowley, TX	4.0	2.5	2406	$2,340	$0.97	44d	1	0.68mi
432 Canoe Way Crowley, TX	3.0	2.0	1589	$1,985	$1.25	2d	1	0.69mi
1017 Wheatfield Ln Crowley, TX	3.0	2.0	1552	$2,145	$1.38	22d	1	0.70mi
520 Horn St Crowley, TX	4.0	2.5	2095	$2,290	$1.09	24d	1	0.73mi
404 Canoe Way Crowley, TX	4.0	2.0	1827	$2,195	$1.20	20d	1	0.73mi
10373 Fort Belknap Trl Crowley, TX	4.0	2.0	1780	$2,160	$1.21	44d	1	0.77mi
1800 Tyne Way Crowley, TX	3.0	2.0	1552	$2,100	$1.35	44d	1	0.78mi
10368 Fort Crockett Trl Crowley, TX	4.0	2.0	1905	$2,150	$1.13	24d	1	0.79mi
10406 Fort Cibolo Trl Crowley, TX	4.0	2.0	1808	$1,900	$1.05	44d	1	0.79mi
109 N Heights Dr Crowley, TX	3.0	2.0	1284	$1,945	$1.51	24d	1	0.80mi
4004 Millau Ln Crowley, TX	3.0	2.0	1905	$2,075	$1.09	5d	1	0.82mi
1420 Mackinac Dr Crowley, TX	3.0	2.0	1592	$2,500	$1.57	2d	1	0.83mi
10432 Fort Bird Trl Crowley, TX	4.0	2.0	2100	$3,000	$1.43	44d	1	0.84mi
4017 Millau Ln Crowley, TX	4.0	2.0	1951	$2,600	$1.33	44d	1	0.85mi
412 Riverbed Dr Crowley, TX	3.0	2.0	1638	$2,100	$1.28	44d	1	0.93mi
405 Bryan Dr Crowley, TX	3.0	2.0	1343	$1,795	$1.34	24d	1	0.94mi
305 W FM 1187 Crowley, TX	1.0–3.0	1.0–2.0	1181	$4,194	$3.55	1d	23	0.96mi

HOA detail

• Monthly dues: $71 · $852/yr

Listing history 15 events

1. 2026-06-18
   days on market $319,990 Active 21 DOM
2. 2026-06-17
   pricedays on market $319,990 Active 20 DOM

   Show marketing remark (1382 chars)

   Welcome to 1017 Tarryhill Drive in Crowley, TX — a stunning new construction home built by M/I Homes. This thoughtfully designed single-story home offers 1,816 square feet of well-planned living space. Key Features: 4 bedrooms, 2 full bathrooms A covered patio A 2-car rear-load garage An open-concept living space with a flowing floorplan Quality craftsmanship and thoughtful design details Step inside to discover an open-concept living space that creates a seamless flow between the kitchen, dining, and living areas — perfect for everyday living and entertaining. The quality of design is evident throughout, with carefully selected finishes and a floorplan that maximizes both comfort and functionality. 1017 Tarryhill Drive is situated in a welcoming neighborhood with convenient proximity to parks, making it easy to enjoy outdoor recreation and green spaces. The surrounding area offers a friendly atmosphere with well-maintained streets and a strong sense of community pride. Built with attention to detail, this M/I Homes home reflects a commitment to quality construction and smart design. From the layout of the living areas to the placement of the owner's bedroom on the main floor, every element has been crafted with daily comfort in mind. Contact our team to learn more about 1017 Tarryhill Drive or to schedule your in-person visit! MLS# 21270754

3. 2026-06-16
   days on market $334,990 Active 19 DOM
4. 2026-06-15
   days on market $334,990 Active 18 DOM
5. 2026-06-13
   days on market $334,990 Active 16 DOM
6. 2026-06-13
   pricedays on market $334,990 Active 15 DOM
7. 2026-06-09
   days on market $339,990 Active 12 DOM
8. 2026-06-08
   days on market $339,990 Active 11 DOM
9. 2026-06-07
   days on market $339,990 Active 10 DOM
10. 2026-06-04
    days on market $339,990 Active 7 DOM
11. 2026-06-03
    days on market $339,990 Active 6 DOM
12. 2026-06-02
    days on market $339,990 Active 5 DOM
13. 2026-06-01
    days on market $339,990 Active 4 DOM
14. 2026-05-31
    days on market $339,990 Active 3 DOM
15. 2026-03-25
    listed $344,685 Active 1368-char remark

    Show marketing remark (1382 chars)

    Welcome to 1017 Tarryhill Drive in Crowley, TX — a stunning new construction home built by M/I Homes. This thoughtfully designed single-story home offers 1,816 square feet of well-planned living space. Key Features: 4 bedrooms, 2 full bathrooms A covered patio A 2-car rear-load garage An open-concept living space with a flowing floorplan Quality craftsmanship and thoughtful design details Step inside to discover an open-concept living space that creates a seamless flow between the kitchen, dining, and living areas — perfect for everyday living and entertaining. The quality of design is evident throughout, with carefully selected finishes and a floorplan that maximizes both comfort and functionality. 1017 Tarryhill Drive is situated in a welcoming neighborhood with convenient proximity to parks, making it easy to enjoy outdoor recreation and green spaces. The surrounding area offers a friendly atmosphere with well-maintained streets and a strong sense of community pride. Built with attention to detail, this M/I Homes home reflects a commitment to quality construction and smart design. From the layout of the living areas to the placement of the owner's bedroom on the main floor, every element has been crafted with daily comfort in mind. Contact our team to learn more about 1017 Tarryhill Drive or to schedule your in-person visit! MLS# 21270754

ⓘ 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: $990 · $82/mo
• Projected year-2 tax: $5,856 · $488/mo
• Expected delta: +$4,866/yr (+$406/mo · 491.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $29,000
• − Mortgage interest: −$17,924
• − Property taxes: −$990
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,320
• − Management: −$2,320
• − HOA: −$852
• − Depreciation: −$9,309
• Taxable loss: −$6,315
• Est. tax savings @ 24.0%: +$1,516
• After-tax cash flow: $847/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

-7.2% since first listed

10 events — show timeline

• 2026-06-17 Price Changed $319,990 Zillow
• 2026-06-16 Price Changed $319,990 NTREIS
• 2026-06-11 Price Changed $334,990 Zillow
• 2026-06-11 Price Changed $339,990 Zillow
• 2026-06-11 Price Changed $334,990 Zillow
• 2026-06-10 Price Changed $334,990 NTREIS
• 2026-05-28 Price Changed $339,990 Zillow
• 2026-05-28 Price Changed $339,990 NTREIS
• 2026-05-28 Listed $344,685 NTREIS
• 2026-03-25 Listed $344,685 Zillow

Property tax history

+0.4%/yr

Latest (2025): $990 · +0.4% YoY. Source: county tax records.