Everett Plan · Fort Worth, TX 76119

$153,900

4 bd · 3.0 ba · 1,790 sqft · Manufactured · 262 Days on market

Good condition

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Why this score? — see what drove the B- 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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Everett (52NXT28684AH) by NXT stands as a beacon of modern living, offering a harmonious blend of style and functionality. This home features 4 bedrooms, 3 bathrooms, and 1790 square feet of meticulously designed space, crafted to support both active family life and the tranquility of private retreats. The additional bathroom enhances convenience and accessibility, making it perfect for larger families or those who frequently entertain guests. The layout promotes an open and inviting atmosphere where communal areas flow seamlessly into private spaces, ensuring a balance that is ideal for both social gatherings and individual relaxation. Step into The Everett (52NXT28684AH) and experience a living environment where every detail is tuned to offer sophistication, comfort, and practicality. * This pricing is for the HOME ONLY. If you need land, we can help with that, ask about our Land Home package!

Key facts

• Listed 261 days

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $154k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $154k).
• Recommended offer: $135k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: 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 soft (-1.6%/yr); 187 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• At $1,978/mo this rent would consume 46% of the median local household income ($51k/yr) (locally 2221% 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 $1k of loan paydown is wiped out by about $5k 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 262 days — a 12% lower offer ($135k) is reasonable based on typical stale-listing flexibility.

Recommended offer $135,432 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.29% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.89%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.02×
• Total profit: $1,065
• Equity at exit: $22,947

10-year hold

• IRR: 7.0%
• Equity multiple: 1.45×
• Total profit: $19,558
• Equity at exit: $13,306

Cash invested: $43,092 (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 76119

• Home prices YoY: -6.4%
• Rents YoY: -1.6%
• Active inventory: 187
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,978 high
• Mortgage (P&I): −$807
• Tax est. 1.5%: −$192 /mo · $2,308/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $499

Break-even live

Break-even rent $1,346

Max offer price $153,900

Occupancy floor 70%

Sensitivity live

Price	-10% $605	-5% $552	+0% $499	+5% $446	+10% $392
Rent	-10% $343	-5% $421	+0% $499	+5% $577	+10% $655
Rate	-1.0pp $576	-0.5pp $538	base $499	+0.5pp $459	+1.0pp $418

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: $38,475
• Closing costs: $4,617
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5818 Grayson St Unit 5818 Fort Worth, TX	3.0	2.5	1400	$2,000	$1.43	20d	1	0.27mi
5820 Grayson St Fort Worth, TX	3.0	2.5	1417	$1,895	$1.34	44d	1	0.27mi
5712 Whittlesey Rd Fort Worth, TX	4.0	2.0	1610	$2,000	$1.24	45d	1	0.39mi
5328 Carol Ave Fort Worth, TX	4.0	2.0	1230	$2,100	$1.71	44d	1	1.02mi
4217 Wilhelm St Fort Worth, TX	3.0	2.0	1380	$1,650	$1.20	44d	1	1.13mi
5636 Lester Granger Dr Fort Worth, TX	3.0	2.0	1300	$1,495	$1.15	25d	1	1.18mi
5104 Applegate Dr Fort Worth, TX	4.0	3.5	2013	$2,340	$1.16	44d	1	1.29mi
2312 Cass St Fort Worth, TX	4.0	2.5	1600	$1,850	$1.16	15d	1	1.38mi
5505 Shore Point Trl Fort Worth, TX	4.0	2.5	2043	$2,300	$1.13	25d	1	1.40mi
5664 Shore Point Trl Fort Worth, TX	3.0	2.5	1742	$2,150	$1.23	44d	1	1.41mi
5532 Shore Point Trl Fort Worth, TX	3.0	2.5	1446	$1,950	$1.35	44d	1	1.42mi
5541 Topwater Trl Fort Worth, TX	3.0	3.0	2089	$6,100	$2.92	4d	1	1.43mi
5641 Willamette Dr Fort Worth, TX	3.0	2.5	1631	$2,150	$1.32	18d	1	1.48mi

Listing history 17 events

1. 2026-06-21
   days on market $153,900 Active 262 DOM
2. 2026-06-18
   days on market $153,900 Active 259 DOM
3. 2026-06-17
   days on market $153,900 Active 258 DOM
4. 2026-06-16
   days on market $153,900 Active 257 DOM
5. 2026-06-15
   days on market $153,900 Active 256 DOM
6. 2026-06-13
   days on market $153,900 Active 254 DOM
7. 2026-06-09
   days on market $153,900 Active 250 DOM
8. 2026-06-08
   days on market $153,900 Active 249 DOM
9. 2026-06-07
   days on market $153,900 Active 248 DOM
10. 2026-06-04
    days on market $153,900 Active 245 DOM
11. 2026-06-03
    days on market $153,900 Active 244 DOM
12. 2026-06-02
    days on market $153,900 Active 243 DOM
13. 2026-06-02
    days on market $153,900 Active 242 DOM
14. 2026-05-31
    days on market $153,900 Active 241 DOM
15. 2026-04-25
    price $153,900 912-char remark

    Show marketing remark (912 chars)

    The Everett (52NXT28684AH) by NXT stands as a beacon of modern living, offering a harmonious blend of style and functionality. This home features 4 bedrooms, 3 bathrooms, and 1790 square feet of meticulously designed space, crafted to support both active family life and the tranquility of private retreats. The additional bathroom enhances convenience and accessibility, making it perfect for larger families or those who frequently entertain guests. The layout promotes an open and inviting atmosphere where communal areas flow seamlessly into private spaces, ensuring a balance that is ideal for both social gatherings and individual relaxation. Step into The Everett (52NXT28684AH) and experience a living environment where every detail is tuned to offer sophistication, comfort, and practicality. * This pricing is for the HOME ONLY. If you need land, we can help with that, ask about our Land Home package!

16. 2026-03-28
    price $164,900 912-char remark

    Show marketing remark (912 chars)

    The Everett (52NXT28684AH) by NXT stands as a beacon of modern living, offering a harmonious blend of style and functionality. This home features 4 bedrooms, 3 bathrooms, and 1790 square feet of meticulously designed space, crafted to support both active family life and the tranquility of private retreats. The additional bathroom enhances convenience and accessibility, making it perfect for larger families or those who frequently entertain guests. The layout promotes an open and inviting atmosphere where communal areas flow seamlessly into private spaces, ensuring a balance that is ideal for both social gatherings and individual relaxation. Step into The Everett (52NXT28684AH) and experience a living environment where every detail is tuned to offer sophistication, comfort, and practicality. * This pricing is for the HOME ONLY. If you need land, we can help with that, ask about our Land Home package!

17. 2025-10-02
    listed $138,900 Active 912-char remark

    Show marketing remark (912 chars)

    The Everett (52NXT28684AH) by NXT stands as a beacon of modern living, offering a harmonious blend of style and functionality. This home features 4 bedrooms, 3 bathrooms, and 1790 square feet of meticulously designed space, crafted to support both active family life and the tranquility of private retreats. The additional bathroom enhances convenience and accessibility, making it perfect for larger families or those who frequently entertain guests. The layout promotes an open and inviting atmosphere where communal areas flow seamlessly into private spaces, ensuring a balance that is ideal for both social gatherings and individual relaxation. Step into The Everett (52NXT28684AH) and experience a living environment where every detail is tuned to offer sophistication, comfort, and practicality. * This pricing is for the HOME ONLY. If you need land, we can help with that, ask about our Land Home package!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,732
• − Mortgage interest: −$8,621
• − Property taxes: −$2,308
• − Insurance: −$770
• − Repairs & maintenance: −$1,899
• − Management: −$1,899
• − Depreciation: −$4,477
• Taxable income: $3,759
• Est. tax owed @ 24.0%: −$902
• After-tax cash flow: $5,083/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 · 12 photos

Good 80/100 Cosmetic rehab

The Everett Plan is a well-maintained, modern manufactured home with good condition and minimal repairs needed. It offers a good balance of style and functionality, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Updating flooring in bedrooms — Hardwood floors in living areas contrast with carpet in bedrooms, creating a cohesive look
• Both Upgrading kitchen appliances — Modern appliances in the kitchen add value and functionality
• Both Adding smart home features — Smart home features improve convenience and add value for both buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Updating flooring in bedrooms — Hardwood floors in living areas contrast with carpet in bedrooms, creating a cohesive look ↑
• Both Upgrading kitchen appliances — Modern appliances in the kitchen add value and functionality ↑
• Both Adding smart home features — Smart home features improve convenience and add value for both 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: 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

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): 52,974
• Household income: $51,267
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 2221.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 51% Black 36% Two or more races 26% White 8% Asian 3%
• Hispanic origin (detail): Mexican 44%
• Foreign-born: 25% · Canada, Philippines
• Languages at home: 54% English-only · Spanish 42% Other Indo-European 2% Other Asian/Pacific 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: ▼ -23.04%
• Current HPI: 336.7941
• Rent YoY: ▼ -1.61%
• 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

+10.8% since first listed

3 events — show timeline

• 2026-04-25 Price Changed $153,900 Zillow
• 2026-03-28 Price Changed $164,900 Zillow
• 2025-10-02 Listed $138,900 Zillow