4824 Bass Dr · Fort Worth, TX 76179

$303,990

3 bd · 2.0 ba · 1,589 sqft · Other · 52 Days on market

Built 2026 1,089 sqft lot $67/mo HOA · 3% of rent ↓ 3% since listing

---

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 +12.0/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• Schools +3.5/10.0
• Rent growth +2.9/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MLS# 21214246 - Built by Starlight Homes - Ready Now! ~ Special incentive 5-1 ARM at 3.35% Rate. Step into the foyer, where two bedrooms with a shared bath are located at the front of the home. As you continue down the hallway, you’ll pass the laundry room and access to the two-car garage before entering the open-concept kitchen, family room, and dining area. A covered patio sits just off the dining space, and tucked away on the opposite side of the family room is the primary bedroom, complete with a walk-in closet and a primary bath.

Key facts

• Open-concept kitchen
• Walk-in closet
• Covered patio

Tags

• OPEN-CONCEPT KITCHEN
• COVERED PATIO
• WALK-IN CLOSET

Property features AI

Finance

• Other: Municipal Utility District: No; Community features include sidewalks
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: Mandatory association (Ranch at Duck Creek); HOA management: Vision Communities Management; HOA fee $800 annually (includes management fees)

Exterior

• Parking: 2 covered parking spaces; 2-car garage (single door); Garage dimensions approximately 19' x 19'
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Individual water meter
• Home design: Single family residence; Ranch at Duck Creek community; One story; Property is not attached
• Construction: New construction completed in 2026; Brick and siding exterior; Composition roof; Slab foundation
• Exterior features: Private yard; Back yard fencing; Landscaped lot; Sidewalks; Curbs; Underground utilities

Interior

• Kitchen: Granite counters; Built-in cabinets; Walk-in pantry; Disposal; Electric oven; Electric range; Natural stone/granite type surfaces
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom on main level
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Electric heating
• Interior features: Open floorplan; Decorative lighting; Granite counters; Pantry; Cable TV available; High speed internet available; Walk-in closet(s); Seven total rooms; One living area; One dining area; Levels: One
• Laundry & utility: Full size washer/dryer area; Washer hookup; Electric dryer hookup; Separate utility room (7 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $304k.

Deal economics

• At list price, monthly cash flow is $-75 ($-900/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (24.3% below list).
• Recommended offer: $230k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• Eagle Mt-Saginaw ISD (urban): math 35% / reading 42% proficiency, ranked #361 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bryson El (math 23% / reading 27%, grade F, #3,013 of 4,322 statewide, top 70%, 547 students, 63% FRL) — zoned schools average 63% FRL vs 36% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 38% district-wide (-14 pts) — the specific schools serving this property underperform the Eagle Mt-Saginaw ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.5%/yr); 1050 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $9k 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 52 days — a 3% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Recommended offer $230,132 (24.3% 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 52 days. Have you received any prior offers? Is the seller open to a 24% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 6.00%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.51% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.32×
• Total profit: $-57,531
• Equity at exit: $45,326

10-year hold

• IRR: -15.6%
• Equity multiple: 0.18×
• Total profit: $-70,166
• Equity at exit: $26,283

Cash invested: $85,117 (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 76179

• Rents YoY: 1.5%
• Active inventory: 1050
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,301 high
• Mortgage (P&I): −$1,594
• Tax from tax record: −$105 /mo · $1,263/yr
• Insurance: −$127
• HOA: −$67
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-75

Break-even live

Break-even rent $2,396

Max offer price $290,737

Occupancy floor 98%

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: $75,998
• Closing costs: $9,120
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4900 Bass Dr Fort Worth, TX	4.0	3.0	1910	$2,700	$1.41	21d	1	0.03mi
8249 Muscovy Dr Fort Worth, TX	4.0	2.5	2095	$2,599	$1.24	15d	1	0.10mi
8261 Bufflehead Dr Fort Worth, TX	4.0	2.0	1883	$2,295	$1.22	24d	1	0.15mi
8348 Hawkview Dr Fort Worth, TX	4.0	2.5	2121	$3,000	$1.41	13d	1	0.20mi
8453 Shallow Creek Dr Fort Worth, TX	3.0	3.0	1947	$2,195	$1.13	24d	1	0.22mi
8453 Shallow Creek Dr Fort Worth, TX	3.0	2.5	1947	$2,195	$1.13	7d	1	0.22mi
4725 Harlequin Dr Fort Worth, TX	3.0	2.0	1636	$2,250	$1.38	5d	1	0.24mi
4900 Old Ember Ln Fort Worth, TX	3.0	2.0	1260	$1,500	$1.19	7d	1	0.25mi
4705 Harlequin Dr Fort Worth, TX	4.0	2.0	1721	$2,300	$1.34	24d	1	0.27mi
4536 Skipador Dr Fort Worth, TX	3.0	2.0	1236	$2,000	$1.62	4d	1	0.33mi
8408 Buck Mountain Pass Fort Worth, TX	4.0	2.5	2131	$2,375	$1.11	24d	1	0.34mi
8205 Buck Mountain Pass Fort Worth, TX	3.0	2.0	1316	$1,995	$1.52	13d	1	0.36mi
8204 Buck Mountain Pass Fort Worth, TX	3.0	2.0	1638	$2,100	$1.28	3d	1	0.38mi
8633 Star Thistle Dr Fort Worth, TX	3.0	2.0	1777	$2,000	$1.13	17d	1	0.44mi
8660 Boswell Meadows Dr Fort Worth, TX	3.0	2.0	1298	$1,845	$1.42	2d	1	0.50mi
725 Gray Wash Dr Unit Labs Fort Worth, TX	3.0	2.0	1888	$2,100	$1.11	24d	1	0.53mi
8520 Little Acorn Dr Fort Worth, TX	4.0	2.0	1836	$2,300	$1.25	24d	1	0.60mi
8517 Centerboard Ln Fort Worth, TX	4.0	2.0	1773	$2,400	$1.35	24d	1	0.67mi
4900 Cedar Springs Dr Fort Worth, TX	3.0	2.0	1227	$1,825	$1.49	24d	1	0.72mi
4817 Cedar Springs Dr Fort Worth, TX	3.0	2.0	1388	$1,809	$1.30	17d	1	0.73mi
7656 Northumberland Dr Fort Worth, TX	3.0	2.0	2007	$2,325	$1.16	22d	1	0.74mi
544 Fox Dr Saginaw, TX	3.0	2.0	1320	$1,870	$1.42	13d	1	0.78mi
4964 Creek Ridge Trl Fort Worth, TX	3.0	2.5	2177	$2,140	$0.98	22d	1	0.80mi
701 Saginaw Square Blvd Unit 9128 Saginaw, TX	2.0	2.0	1150	$1,599	$1.39	24d	1	0.81mi
701 Saginaw Square Blvd Unit 222 Saginaw, TX	2.0	2.0	1139	$1,419	$1.25	24d	1	0.81mi
701 Saginaw Square Blvd Fort Worth, TX	2.0	2.0	1140	$1,629	$1.43	5d	1	0.81mi
6933 Meadow Way Ln Fort Worth, TX	4.0	2.5	1942	$2,021	$1.04	22d	1	0.82mi
6933 Meadow Way Ln Fort Worth, TX	4.0	2.5	1942	$1,955	$1.01	21d	1	0.82mi
6848 Valley Creek Dr Fort Worth, TX	3.0	2.0	1537	$1,975	$1.28	24d	1	0.82mi
8916 Highland Orchard Dr Fort Worth, TX	3.0	2.5	1776	$2,200	$1.24	4d	1	0.86mi
4545 Waterford Dr Fort Worth, TX	4.0	2.5	1960	$2,086	$1.06	13d	1	0.88mi
6812 Valley Creek Dr Fort Worth, TX	4.0	2.0	1764	$1,950	$1.11	21d	1	0.92mi
6824 Turtle Stream Dr Fort Worth, TX	3.0	2.0	1575	$1,965	$1.25	5d	1	0.97mi
7504 Innisbrook Ln Fort Worth, TX	4.0	2.0	1991	$2,395	$1.20	24d	1	0.98mi
425 Park Center Blvd Saginaw, TX	3.0	2.0	1752	$2,045	$1.17	5d	1	0.99mi
6701 Meadow Way Ln Fort Worth, TX	4.0	2.0	1532	$1,950	$1.27	22d	1	1.01mi
421 Commonwealth Dr Fort Worth, TX	3.0	2.0	1699	$2,250	$1.32	5d	1	1.02mi
5344 Brahma Trl Fort Worth, TX	3.0	2.0	1720	$2,195	$1.28	7d	1	1.04mi
5344 Brahma Trl Fort Worth, TX	3.0	2.0	1720	$2,295	$1.33	24d	1	1.04mi
751 N Saginaw Blvd Unit 2102 Saginaw, TX	2.0	2.0	1139	$1,435	$1.26	13d	1	1.04mi

HOA detail

• Monthly dues: $67 · $804/yr

Listing history 3 events

1. 2026-05-11
   status Pending
2. 2026-04-02
   price $303,990
3. 2026-03-20
   listed $312,990 Active

ⓘ 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: $1,263 · $105/mo
• Projected year-2 tax: $5,563 · $464/mo
• Expected delta: +$4,300/yr (+$358/mo · 340.5%)

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

Taxation est. · year 1

• Rental income: $27,616
• − Mortgage interest: −$17,028
• − Property taxes: −$1,263
• − Insurance: −$1,520
• − Repairs & maintenance: −$2,209
• − Management: −$2,209
• − HOA: −$804
• − Depreciation: −$8,843
• Taxable loss: −$6,261
• Est. tax savings @ 24.0%: +$1,503
• After-tax cash flow: $602/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: Eagle Mt-Saginaw ISD
• NCES district ID: 4817700
• Math proficiency: 35% ▼ -16.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $72,781
• Composite: 35.41/100
• National rank: #4945
• State rank: #361 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): 80,090
• Household income: $107,428
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 1494.0

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 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 28% Two or more races 14% Black 12% Asian 4%
• Hispanic origin (detail): Mexican 22% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 15% Other Asian/Pacific 2% Other Indo-European 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: ▼ -137.12%
• Current HPI: 237.6676
• Rent YoY: ▲ 1.51%
• 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

-2.9% since first listed

3 events — show timeline

• 2026-05-11 Pending — NTREIS
• 2026-04-02 Price Changed $303,990 NTREIS
• 2026-03-20 Listed $312,990 NTREIS

Property tax history

-0.9%/yr

Latest (2025): $1,263 · -0.9% YoY. Source: county tax records.