10648 Diamond Mine Dr · Fort Worth, TX 76036

$349,990

4 bd · 2.5 ba · 2,367 sqft · Other · 147 Days on market

Built 2025 Excellent condition 6,011 sqft lot $148/sqft · at area comps Est $355k · at est. $63/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).

• Cash flow +13.1/30.0
• ARV discount +8.2/15.0
• Condition / age +5.0/5.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Rent growth +3.1/5.0
• 1% rule +2.7/10.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Have a fabulous new construction home built by D.R. Horton, America’s Builder since 2002, in the highly sought-after community of Rock Creek Ranch located in Fort Worth and Crowley ISD! This beautifully designed two-story Renae floorplan (Elevation B) features 4 bedrooms, 2.5 bathrooms, a spacious game room, and a 2-car garage, with an estimated late winter completion. Enjoy an open-concept layout with a modern kitchen offering quartz countertops, stainless steel appliances, gas range, large island, 36” upper cabinets, and walk-in pantry. The kitchen flows into the dining area and large family room. Luxury vinyl plank flooring included in the entry, hallways, kitchen, dining, family room, utility room, and wet areas. The first-floor primary suite includes a generous walk-in closet and ensuite bath with oversized shower and quartz vanity tops. Upstairs features a spacious game room and three secondary bedrooms, each with walk-in closets. Energy-efficient construction and America’s Smart Home Technology included, plus a covered patio, privacy fencing, full sod, sprinkler system, and landscaping. Residents will be able to enjoy future amenities such as a community pool, park-playground, and walking trails, perfect for outdoor activities and relaxation. Situated just two miles from Benbrook Lake, this neighborhood offers easy access to nearby attractions, including shopping centers, Fort Worth landmarks, and education options.

Key facts

• Quartz countertops
• Large island
• Modern kitchen

Tags

• NEW CONSTRUCTION HOME
• MODERN KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GAS RANGE
• LARGE ISLAND

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $350k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-13 ($-161/yr) — negative.
• To cash-flow at today's rent, offer at most $348k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (22.6% below list).
• Recommended offer: $271k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: 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.
• 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 33% 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 $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 147 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,942 (22.6% 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. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.77% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 10.8

CMA / ARV

• ARV (median comp): $355,240
• List price: $349,990
• Delta: -1.48%
• 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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-59,641
• Equity at exit: $52,185

10-year hold

• IRR: -10.7%
• Equity multiple: 0.37×
• Total profit: $-61,415
• Equity at exit: $30,261

Cash invested: $97,997 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,709 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$110 /mo · $1,316/yr
• Insurance: −$146
• HOA: −$63
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $-13

Break-even live

Break-even rent $2,726

Max offer price $347,613

Occupancy floor 96%

Sensitivity live

Price	-10% $185	-5% $86	+0% $-13	+5% $-113	+10% $-212
Rent	-10% $-227	-5% $-120	+0% $-13	+5% $94	+10% $201
Rate	-1.0pp $163	-0.5pp $76	base $-13	+0.5pp $-104	+1.0pp $-196

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: $87,498
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6732 Denim Dr Crowley, TX	4.0	3.0	2187	$3,100	$1.42	45d	1	1.48mi

HOA detail

• Monthly dues: $63 · $756/yr
• Likely covers: gaslandscapingpool

Listing history 4 events

1. 2026-05-05
   status Pending 1465-char remark

   Show marketing remark (1465 chars)

   Have a fabulous new construction home built by D.R. Horton, America’s Builder since 2002, in the highly sought-after community of Rock Creek Ranch located in Fort Worth and Crowley ISD! This beautifully designed two-story Renae floorplan (Elevation B) features 4 bedrooms, 2.5 bathrooms, a spacious game room, and a 2-car garage, with an estimated late winter completion. Enjoy an open-concept layout with a modern kitchen offering quartz countertops, stainless steel appliances, gas range, large island, 36” upper cabinets, and walk-in pantry. The kitchen flows into the dining area and large family room. Luxury vinyl plank flooring included in the entry, hallways, kitchen, dining, family room, utility room, and wet areas. The first-floor primary suite includes a generous walk-in closet and ensuite bath with oversized shower and quartz vanity tops. Upstairs features a spacious game room and three secondary bedrooms, each with walk-in closets. Energy-efficient construction and America’s Smart Home Technology included, plus a covered patio, privacy fencing, full sod, sprinkler system, and landscaping. Residents will be able to enjoy future amenities such as a community pool, park-playground, and walking trails, perfect for outdoor activities and relaxation. Situated just two miles from Benbrook Lake, this neighborhood offers easy access to nearby attractions, including shopping centers, Fort Worth landmarks, and education options.

2. 2026-04-23
   price $349,990 1465-char remark

   Show marketing remark (1465 chars)

   Have a fabulous new construction home built by D.R. Horton, America’s Builder since 2002, in the highly sought-after community of Rock Creek Ranch located in Fort Worth and Crowley ISD! This beautifully designed two-story Renae floorplan (Elevation B) features 4 bedrooms, 2.5 bathrooms, a spacious game room, and a 2-car garage, with an estimated late winter completion. Enjoy an open-concept layout with a modern kitchen offering quartz countertops, stainless steel appliances, gas range, large island, 36” upper cabinets, and walk-in pantry. The kitchen flows into the dining area and large family room. Luxury vinyl plank flooring included in the entry, hallways, kitchen, dining, family room, utility room, and wet areas. The first-floor primary suite includes a generous walk-in closet and ensuite bath with oversized shower and quartz vanity tops. Upstairs features a spacious game room and three secondary bedrooms, each with walk-in closets. Energy-efficient construction and America’s Smart Home Technology included, plus a covered patio, privacy fencing, full sod, sprinkler system, and landscaping. Residents will be able to enjoy future amenities such as a community pool, park-playground, and walking trails, perfect for outdoor activities and relaxation. Situated just two miles from Benbrook Lake, this neighborhood offers easy access to nearby attractions, including shopping centers, Fort Worth landmarks, and education options.

3. 2026-04-02
   price $351,990 1465-char remark

   Show marketing remark (1465 chars)

   Have a fabulous new construction home built by D.R. Horton, America’s Builder since 2002, in the highly sought-after community of Rock Creek Ranch located in Fort Worth and Crowley ISD! This beautifully designed two-story Renae floorplan (Elevation B) features 4 bedrooms, 2.5 bathrooms, a spacious game room, and a 2-car garage, with an estimated late winter completion. Enjoy an open-concept layout with a modern kitchen offering quartz countertops, stainless steel appliances, gas range, large island, 36” upper cabinets, and walk-in pantry. The kitchen flows into the dining area and large family room. Luxury vinyl plank flooring included in the entry, hallways, kitchen, dining, family room, utility room, and wet areas. The first-floor primary suite includes a generous walk-in closet and ensuite bath with oversized shower and quartz vanity tops. Upstairs features a spacious game room and three secondary bedrooms, each with walk-in closets. Energy-efficient construction and America’s Smart Home Technology included, plus a covered patio, privacy fencing, full sod, sprinkler system, and landscaping. Residents will be able to enjoy future amenities such as a community pool, park-playground, and walking trails, perfect for outdoor activities and relaxation. Situated just two miles from Benbrook Lake, this neighborhood offers easy access to nearby attractions, including shopping centers, Fort Worth landmarks, and education options.

4. 2025-12-08
   listed $349,990 Active 1465-char remark

   Show marketing remark (1465 chars)

   Have a fabulous new construction home built by D.R. Horton, America’s Builder since 2002, in the highly sought-after community of Rock Creek Ranch located in Fort Worth and Crowley ISD! This beautifully designed two-story Renae floorplan (Elevation B) features 4 bedrooms, 2.5 bathrooms, a spacious game room, and a 2-car garage, with an estimated late winter completion. Enjoy an open-concept layout with a modern kitchen offering quartz countertops, stainless steel appliances, gas range, large island, 36” upper cabinets, and walk-in pantry. The kitchen flows into the dining area and large family room. Luxury vinyl plank flooring included in the entry, hallways, kitchen, dining, family room, utility room, and wet areas. The first-floor primary suite includes a generous walk-in closet and ensuite bath with oversized shower and quartz vanity tops. Upstairs features a spacious game room and three secondary bedrooms, each with walk-in closets. Energy-efficient construction and America’s Smart Home Technology included, plus a covered patio, privacy fencing, full sod, sprinkler system, and landscaping. Residents will be able to enjoy future amenities such as a community pool, park-playground, and walking trails, perfect for outdoor activities and relaxation. Situated just two miles from Benbrook Lake, this neighborhood offers easy access to nearby attractions, including shopping centers, Fort Worth landmarks, and education options.

ⓘ 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: $1,316 · $110/mo
• Projected year-2 tax: $6,405 · $534/mo
• Expected delta: +$5,089/yr (+$424/mo · 386.6%)

ⓘ 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 · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $32,513
• − Mortgage interest: −$19,605
• − Property taxes: −$1,316
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,601
• − Management: −$2,601
• − HOA: −$756
• − Depreciation: −$10,182
• Taxable loss: −$6,298
• Est. tax savings @ 24.0%: +$1,511
• After-tax cash flow: $1,350/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 · 3 photos

Excellent 100/100 None rehab

This new construction home in Rock Creek Ranch, Fort Worth, is move-in ready with excellent condition and a modern design. It offers a spacious floor plan, quartz countertops, and luxury vinyl plank flooring. Updates like fresh paint and smart home automation can further enhance its value.

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics
• Both Install smart home automation — Enhances home's appeal and can increase rental value
• Both Add smart thermostat — Improves energy efficiency and comfort, attracting buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Install smart home automation — Enhances home's appeal and can increase rental value ↑
• Both Add smart thermostat — Improves energy efficiency and comfort, attracting buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 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

+0.0% since first listed

4 events — show timeline

• 2026-05-05 Pending — NTREIS
• 2026-04-23 Price Changed $349,990 NTREIS
• 2026-04-02 Price Changed $351,990 NTREIS
• 2025-12-08 Listed $349,990 NTREIS