1369 Buckaroo Blvd · Fort Worth, TX 76052

$318,999

4 bd · 2.0 ba · 1,720 sqft · SingleFamily · 172 Days on market

Built 2025 $185/sqft · 7% below area Est $342k · 7% under

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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 +10.6/15.0
• Cash flow +8.3/30.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

Key facts

• Intimate dining area
• Walk-in closet
• Single-story design

Tags

• SINGLE-STORY DESIGN
• PENINSULA-STYLE KITCHEN
• INTIMATE DINING AREA
• OWNER'S SUITE
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-292 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (24.1% below list).
• Recommended offer: $242k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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.
• Northwest ISD (rural): math 48% / reading 52% proficiency, ranked #120 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.1%/yr); 1083 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 10,531 units permitted in Denton County in 2024 (2,713 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.
• Denton County population projected at +66% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($281k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 22% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,151 (24.1% 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 172 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 5.20%
• Cash-on-cash: -3.92%
• DSCR: 0.83
• GRM: 11.0

CMA / ARV

• ARV (median comp): $342,490
• List price: $318,999
• Delta: -6.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1341 Buckaroo Blvd	0.07mi	4/2.0	1,720 (0%)	1mo	$295,999	$172	96
1329 Buckaroo Blvd	0.09mi	4/2.0	1,720 (0%)	0mo	$310,999	$181	95
15009 Horseshoe Post Rd	0.36mi	4/2.0	1,738 (+1%)	1mo	$343,870	$198	80
1456 Companero St	0.25mi	4/2.0	1,800 (+5%)	1mo	$344,990	$192	80
1417 Barbacoa Dr	0.35mi	4/2.0	1,800 (+5%)	2mo	$334,990	$186	74
15200 Mariachi Rd	0.04mi	3/2.0 (-1)	1,522 (-12%)	1mo	$278,999	$183	73
1428 Mustang Canyon Dr	0.43mi	4/2.0	1,877 (+9%)	1mo	$356,090	$190	64
15029 Hierba Mora Dr	0.49mi	4/2.0	1,877 (+9%)	1mo	$343,190	$183	61
15025 Santoscoy St	0.69mi	4/2.0	1,791 (+4%)	1mo	$319,990	$179	60
15017 Santoscoy St	0.69mi	3/2.0 (-1)	1,628 (-5%)	1mo	$310,990	$191	53
15033 Santoscoy St	0.69mi	3/2.0 (-1)	1,628 (-5%)	1mo	$309,990	$190	53
15048 Santoscoy St	0.73mi	3/2.0 (-1)	1,628 (-5%)	2mo	$312,990	$192	50

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 · 1.08% rent growth · sell at horizon

5-year hold

• IRR: -25.0%
• Equity multiple: 0.16×
• Total profit: $-74,814
• Equity at exit: $47,564

10-year hold

• IRR: -27.9%
• Equity multiple: -0.20×
• Total profit: $-107,031
• Equity at exit: $27,581

Cash invested: $89,320 (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 76052

• Home prices YoY: -25.0%
• Rents YoY: 1.1%
• Active inventory: 1083
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,422 high
• Mortgage (P&I): −$1,673
• Tax est. 1.5%: −$399 /mo · $4,785/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-292

Break-even live

Break-even rent $2,791

Max offer price $276,813

Occupancy floor —

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1349 Buckaroo Blvd Haslet, TX	3.0	2.0	1474	$2,100	$1.42	24d	1	0.06mi
15229 Grappling Irons Ln Haslet, TX	3.0	2.0	1451	$2,049	$1.41	43d	1	0.16mi
15241 Grappling Irons Ln Haslet, TX	3.0	2.0	1451	$2,099	$1.45	43d	1	0.18mi
15245 Grappling Irons Ln Haslet, TX	4.0	2.0	1720	$2,249	$1.31	43d	1	0.19mi
15249 Grappling Irons Ln Haslet, TX	3.0	2.0	1461	$2,089	$1.43	43d	1	0.20mi
15249 Grappling Irons Ln Haslet, TX	3.0	2.0	1461	$2,089	$1.43	24d	1	0.20mi
15240 Grappling Irons Ln Haslet, TX	3.0	2.0	1451	$2,099	$1.45	7d	1	0.20mi
1340 Amapola Dr Haslet, TX	3.0	2.0	1461	$2,089	$1.43	24d	1	0.21mi
1340 Amapola Dr Haslet, TX	3.0	2.0	1461	$2,089	$1.43	43d	1	0.21mi
15244 Grappling Irons Ln Haslet, TX	3.0	2.0	1522	$2,119	$1.39	7d	1	0.21mi
15248 Grappling Irons Ln Haslet, TX	3.0	2.0	1451	$2,059	$1.42	7d	1	0.22mi
1328 Amapola Dr Haslet, TX	3.0	2.0	1451	$2,099	$1.45	43d	1	0.22mi
15241 Rangeland Rd Haslet, TX	3.0	2.0	1451	$2,099	$1.45	7d	1	0.22mi
1324 Amapola Dr Haslet, TX	4.0	2.0	1720	$2,249	$1.31	7d	1	0.22mi
1324 Amapola Dr Haslet, TX	4.0	2.0	1720	$2,249	$1.31	5d	1	0.22mi
15245 Rangeland Rd Haslet, TX	3.0	2.0	1461	$2,089	$1.43	7d	1	0.22mi
1320 Amapola Dr Haslet, TX	3.0	2.0	1461	$2,089	$1.43	15d	1	0.23mi
15249 Rangeland Rd Haslet, TX	3.0	2.0	1451	$2,099	$1.45	7d	1	0.23mi
1316 Amapola Dr Haslet, TX	3.0	2.0	1522	$2,069	$1.36	5d	1	0.23mi
1312 Amapola Dr Haslet, TX	3.0	2.0	1451	$2,099	$1.45	15d	1	0.24mi
1304 Amapola Dr Haslet, TX	3.0	2.0	1451	$2,099	$1.45	7d	1	0.25mi
15009 Cactus Blossom Blvd Haslet, TX	3.0	2.0	1981	$2,600	$1.31	43d	1	0.30mi
15016 Reyes Rd Fort Worth, TX	3.0	2.0	1461	$2,099	$1.44	1d	1	0.33mi
1413 Mustang Canyon Dr Haslet, TX	4.0	2.0	1738	$2,125	$1.22	3d	1	0.38mi
1416 Mustang Canyon Dr Haslet, TX	4.0	2.0	1877	$2,400	$1.28	43d	1	0.40mi
14933 Tejano St Haslet, TX	3.0	2.0	1460	$2,300	$1.58	20d	1	0.45mi
15133 Hacienda Post Trl Haslet, TX	3.0	2.0	1298	$1,999	$1.54	22d	1	0.48mi
15029 Hierba Mora Dr Haslet, TX	4.0	2.0	1877	$2,599	$1.38	15d	1	0.48mi
15021 Red Sands Trl Haslet, TX	3.0	2.0	1311	$2,045	$1.56	43d	1	0.58mi
15024 Red Sands Trl Haslet, TX	4.0	2.0	1725	$2,200	$1.28	12d	1	0.61mi
14628 Bootes Dr Haslet, TX	4.0	2.0	2099	$2,500	$1.19	43d	1	0.73mi
952 Dustwood Dr Haslet, TX	4.0	2.0	1838	$2,470	$1.34	24d	1	0.80mi
14525 Bootes Dr Haslet, TX	4.0	2.0	1659	$2,300	$1.39	1d	1	0.81mi
14532 Caelum Dr Haslet, TX	4.0	2.0	2189	$2,495	$1.14	43d	1	0.83mi
14420 Bootes Dr Haslet, TX	4.0	2.0	1659	$2,395	$1.44	18d	1	0.88mi
917 Dustwood Dr Haslet, TX	4.0	2.0	1996	$2,295	$1.15	7d	1	0.91mi
917 Dustwood Dr Haslet, TX	4.0	2.0	1996	$2,395	$1.20	43d	1	0.91mi
1241 Kachina Ln Haslet, TX	4.0	2.0	2121	$2,250	$1.06	7d	1	0.94mi
1216 Artesia Dr Fort Worth, TX	4.0	2.5	1977	$2,300	$1.16	43d	1	0.97mi
14144 Rabbit Brush Ln Haslet, TX	3.0	2.0	1860	$2,299	$1.24	11d	1	1.01mi

Listing history 14 events

1. 2026-06-18
   days on market $318,999 Active 172 DOM
2. 2026-06-17
   days on market $318,999 Active 171 DOM
3. 2026-06-16
   days on market $318,999 Active 170 DOM
4. 2026-06-15
   days on market $318,999 Active 169 DOM
5. 2026-06-13
   days on market $318,999 Active 167 DOM
6. 2026-06-09
   days on market $318,999 Active 163 DOM
7. 2026-06-08
   days on market $318,999 Active 162 DOM
8. 2026-06-07
   days on market $318,999 Active 161 DOM
9. 2026-06-04
   days on market $318,999 Active 158 DOM
10. 2026-06-03
    days on market $318,999 Active 157 DOM
11. 2026-06-02
    days on market $318,999 Active 156 DOM
12. 2026-06-01
    days on market $318,999 Active 155 DOM
13. 2026-05-31
    days on market $318,999 Active 154 DOM
14. 2025-12-28
    listed $318,999 Active 414-char remark

    Show marketing remark (414 chars)

    This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 22% chance of damaging wind over 30 yrs

Taxation est. · year 1

• Rental income: $29,058
• − Mortgage interest: −$17,869
• − Property taxes: −$4,785
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,325
• − Management: −$2,325
• − Depreciation: −$9,280
• Taxable loss: −$9,120
• Est. tax savings @ 24.0%: +$2,189
• After-tax cash flow: $-1,310/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: Northwest ISD
• NCES district ID: 4833180
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 52% ▼ -8.00%
• Median HH income: $85,315
• Composite: 46.15/100
• National rank: #2504
• State rank: #120 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): 34,249
• Household income: $143,555
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 358.0

Population outlook (Denton County) Hauer SSP2

• Today (2025): 1,053,010 people
• By 2030: 1,192,269 · +13.2%
• By 2040: 1,472,920 · +39.9%
• By 2050: 1,746,506 · +65.9%
• By 2075: 2,358,497 · +124.0%
• By 2100: 2,779,183 · +163.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 14% Two or more races 13% Black 11% Asian 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Lithuanian 7% Slovak 4% Romanian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 6% Vietnamese 2% Other Indo-European 1%

Political lean MEDSL · Denton

• 2024 margin: R (+13.2) · D 42.7% · R 55.8% · Other 1.5%
• 2008→2024 swing: +11.0pp toward D · 2008: -24.2pp · 2024: -13.2pp
• All cycles: 2024: R+13.2 2020: R+8.1 2016: R+20.2 2012: R+31.7 2008: R+24.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.77%
• Current HPI: 235.7417
• Rent YoY: ▲ 1.08%
• 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

1 event — show timeline

• 2025-12-28 Listed $318,999 Zillow