636 Marcus Ln · Crowley, TX 76036

$295,940

3 bd · 2.0 ba · 1,502 sqft · Other · 86 Days on market

Built 2026 5,968 sqft lot $197/sqft · at area comps Est $304k · at est. $42/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 +11.3/30.0
• ARV discount +8.7/15.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built by Mattamy Homes - The Sarafina - Available Nov.! Don't Miss This Fabulous Lot That Backs to a Creek! The Sarafina floor plan is designed for comfort and efficiency, offering an open-concept layout perfect for modern living. The heart of the home is the spacious kitchen, featuring a central island with a breakfast bar and a walk-in pantry, all seamlessly connected to the Great Room and dining area, ideal for entertaining and everyday moments. The private owner’s suite serves as a peaceful retreat with dual vanities and a large walk-in closet. Two additional bedrooms are thoughtfully positioned at the front of the home, sharing a full bathroom, perfect for family or guests. Stylish, functional, and designed to fit your needs, the Sarafina brings together timeless appeal and modern convenience. This energy-efficient home includes ENERGY STAR® certified appliances, LED lighting, and a tankless water heater, combining comfort with sustainability. The Sarafina is thoughtfully crafted to enhance everyday living while meeting your modern lifestyle needs.

Key facts

• Central island
• Dual vanities
• Spacious kitchen

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN
• CENTRAL ISLAND
• WALK-IN PANTRY
• PRIVATE OWNER’S SUITE
• DUAL VANITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $296k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (26.6% below list).
• Recommended offer: $217k (26.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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); 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 86 days — a 6% lower offer ($278k) is reasonable based on typical stale-listing flexibility.

Recommended offer $217,273 (26.6% 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 86 days. Have you received any prior offers? Is the seller open to a 27% 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. 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: 0.73% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.60%
• DSCR: 0.93
• GRM: 11.4

CMA / ARV

• ARV (median comp): $304,028
• List price: $295,940
• Delta: -2.66%
• 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: -19.7%
• Equity multiple: 0.32×
• Total profit: $-56,673
• Equity at exit: $44,126

10-year hold

• IRR: -14.1%
• Equity multiple: 0.21×
• Total profit: $-65,164
• Equity at exit: $25,587

Cash invested: $82,863 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,173 high
• Mortgage (P&I): −$1,552
• Tax from tax record: −$110 /mo · $1,319/yr
• Insurance: −$123
• HOA: −$42
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-111

Break-even live

Break-even rent $2,313

Max offer price $276,376

Occupancy floor —

Sensitivity live

Price	-10% $57	-5% $-27	+0% $-111	+5% $-195	+10% $-278
Rent	-10% $-282	-5% $-197	+0% $-111	+5% $-25	+10% $61
Rate	-1.0pp $38	-0.5pp $-35	base $-111	+0.5pp $-187	+1.0pp $-265

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: $73,985
• Closing costs: $8,878
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1113 Switchgrass Ln Crowley, TX	3.0	2.5	2196	$2,195	$1.00	45d	1	0.16mi
1108 Boxwood Dr Crowley, TX	3.0	2.0	1373	$1,940	$1.41	0d	1	0.18mi
1149 Beaverwood Ln Crowley, TX	3.0	2.0	1552	$1,895	$1.22	14d	1	0.28mi
1157 Beaverwood Ln Crowley, TX	4.0	3.0	2244	$2,200	$0.98	45d	1	0.31mi
1017 Wheatfield Ln Crowley, TX	3.0	2.0	1552	$2,145	$1.38	23d	1	0.31mi
1208 Boxwood Dr Crowley, TX	3.0	2.0	1677	$2,095	$1.25	26d	1	0.32mi
412 Riverbed Dr Crowley, TX	3.0	2.0	1638	$2,100	$1.28	45d	1	0.33mi
672 S Heights Dr Crowley, TX	4.0	3.0	2136	$2,345	$1.10	23d	1	0.38mi
1213 Gardenia Ln Crowley, TX	3.0	2.0	1501	$2,170	$1.45	45d	1	0.39mi
573 Creekbend St Crowley, TX	3.0	2.0	1874	$2,235	$1.19	0d	1	0.42mi
1137 Junegrass Ln Crowley, TX	3.0	2.0	1768	$2,150	$1.22	45d	1	0.42mi
1420 Mackinac Dr Crowley, TX	3.0	2.0	1592	$2,500	$1.57	0d	1	0.43mi
668 Stern Dr Unit 1 Crowley, TX	2.0	2.0	1150	$1,525	$1.33	26d	1	0.44mi
305 W Farm 1187 Unit 30421 Crowley, TX	2.0	2.0	1200	$1,599	$1.33	14d	1	0.45mi
305 W FM 1187 Crowley, TX	1.0–3.0	1.0–2.0	1181	$4,194	$3.55	0d	28	0.45mi
305 W FM 1187 Crowley, TX	2.0	2.0	1190	$1,500	$1.26	14d	1	0.45mi
496 Canvas Ct Crowley, TX	2.0	2.0	1135	$1,575	$1.39	45d	1	0.47mi
636 Horn St Crowley, TX	3.0	2.0	1804	$1,980	$1.10	7d	1	0.49mi
473 Canvas Ct Crowley, TX	3.0	2.0	1211	$1,650	$1.36	45d	1	0.51mi
520 Horn St Crowley, TX	4.0	2.5	2095	$2,290	$1.09	26d	1	0.59mi
1800 Tyne Way Crowley, TX	3.0	2.0	1552	$2,100	$1.35	45d	1	0.62mi
1400 S Crowley Rd Crowley, TX	1.0–2.0	1.0–2.0	1071	$1,744	$1.63	23d	12	0.62mi
432 Canoe Way Crowley, TX	3.0	2.0	1589	$1,945	$1.22	0d	1	0.62mi
404 Canoe Way Crowley, TX	4.0	2.0	1827	$2,195	$1.20	21d	1	0.72mi
709 Daniels Dr Crowley, TX	3.0	2.0	1418	$2,040	$1.44	0d	1	0.73mi
701 Daniels Dr Crowley, TX	3.0	2.0	1232	$1,850	$1.50	22d	1	0.76mi
4004 Millau Ln Crowley, TX	3.0	2.0	1905	$2,075	$1.09	7d	1	0.77mi
601 Porter Ave Crowley, TX	3.0	2.0	1563	$2,195	$1.40	45d	1	0.78mi
4117 Tobin Dr Crowley, TX	3.0	2.5	1900	$2,295	$1.21	3d	1	0.78mi
4118 Tobin Dr Crowley, TX	4.0	2.5	2139	$2,495	$1.17	45d	1	0.79mi
4144 Tower Ln Crowley, TX	3.0	2.0	1528	$2,175	$1.42	3d	1	0.80mi
4017 Millau Ln Crowley, TX	4.0	2.0	1951	$2,600	$1.33	45d	1	0.80mi
509 S Beverly St Unit 3 Crowley, TX	2.0	1.5	1136	$1,350	$1.19	0d	1	0.81mi
305 Wilson St Crowley, TX	2.0	2.0	1400	$1,950	$1.39	26d	1	0.82mi
4212 Pont du Gard Way Crowley, TX	3.0	2.0	1720	$6,100	$3.55	45d	1	0.84mi
1136 Park Gln Crowley, TX	3.0	2.0	1487	$2,000	$1.34	14d	1	0.85mi
4140 Tobin Dr Crowley, TX	3.0	2.5	1900	$2,395	$1.26	45d	1	0.85mi
304 S Magnolia St Apt D Crowley, TX	3.0	2.0	1064	$1,300	$1.22	0d	1	0.93mi
4226 Tobin Dr Crowley, TX	3.0–4.0	2.5	2019	$2,395	$1.19	0d	5	0.94mi
1057 W Golden Ln Burleson, TX	2.0	2.5	1914	$2,195	$1.15	0d	1	0.95mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: water

Listing history 17 events

1. 2026-06-21
   days on market $295,940 Active 86 DOM
2. 2026-06-18
   days on market $295,940 Active 83 DOM
3. 2026-06-17
   days on market $295,940 Active 82 DOM
4. 2026-06-16
   days on market $295,940 Active 81 DOM
5. 2026-06-15
   days on market $295,940 Active 80 DOM
6. 2026-06-13
   days on market $295,940 Active 78 DOM
7. 2026-06-13
   days on market $295,940 Active 77 DOM
8. 2026-06-09
   days on market $295,940 Active 74 DOM
9. 2026-06-08
   days on market $295,940 Active 73 DOM
10. 2026-06-07
    days on market $295,940 Active 72 DOM
11. 2026-06-04
    days on market $295,940 Active 69 DOM
12. 2026-06-03
    days on market $295,940 Active 68 DOM
13. 2026-06-02
    days on market $295,940 Active 67 DOM
14. 2026-06-01
    days on market $295,940 Active 66 DOM
15. 2026-05-31
    days on market $295,940 Active 65 DOM
16. 2026-05-08
    price $295,940 1079-char remark

    Show marketing remark (1079 chars)

    Built by Mattamy Homes - The Sarafina - Available Nov.! Don't Miss This Fabulous Lot That Backs to a Creek! The Sarafina floor plan is designed for comfort and efficiency, offering an open-concept layout perfect for modern living. The heart of the home is the spacious kitchen, featuring a central island with a breakfast bar and a walk-in pantry, all seamlessly connected to the Great Room and dining area, ideal for entertaining and everyday moments. The private owner’s suite serves as a peaceful retreat with dual vanities and a large walk-in closet. Two additional bedrooms are thoughtfully positioned at the front of the home, sharing a full bathroom, perfect for family or guests. Stylish, functional, and designed to fit your needs, the Sarafina brings together timeless appeal and modern convenience. This energy-efficient home includes ENERGY STAR® certified appliances, LED lighting, and a tankless water heater, combining comfort with sustainability. The Sarafina is thoughtfully crafted to enhance everyday living while meeting your modern lifestyle needs.

17. 2026-03-28
    listed $292,990 Active 1079-char remark

    Show marketing remark (1079 chars)

    Built by Mattamy Homes - The Sarafina - Available Nov.! Don't Miss This Fabulous Lot That Backs to a Creek! The Sarafina floor plan is designed for comfort and efficiency, offering an open-concept layout perfect for modern living. The heart of the home is the spacious kitchen, featuring a central island with a breakfast bar and a walk-in pantry, all seamlessly connected to the Great Room and dining area, ideal for entertaining and everyday moments. The private owner’s suite serves as a peaceful retreat with dual vanities and a large walk-in closet. Two additional bedrooms are thoughtfully positioned at the front of the home, sharing a full bathroom, perfect for family or guests. Stylish, functional, and designed to fit your needs, the Sarafina brings together timeless appeal and modern convenience. This energy-efficient home includes ENERGY STAR® certified appliances, LED lighting, and a tankless water heater, combining comfort with sustainability. The Sarafina is thoughtfully crafted to enhance everyday living while meeting your modern lifestyle needs.

ⓘ 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: $1,319 · $110/mo
• Projected year-2 tax: $5,416 · $451/mo
• Expected delta: +$4,096/yr (+$341/mo · 310.4%)

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

Taxation est. · year 1

• Rental income: $26,073
• − Mortgage interest: −$16,577
• − Property taxes: −$1,319
• − Insurance: −$1,480
• − Repairs & maintenance: −$2,086
• − Management: −$2,086
• − HOA: −$504
• − Depreciation: −$8,609
• Taxable loss: −$6,588
• Est. tax savings @ 24.0%: +$1,581
• After-tax cash flow: $252/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

+1.0% since first listed

2 events — show timeline

• 2026-05-08 Price Changed $295,940 NTREIS
• 2026-03-28 Listed $292,990 NTREIS

Property tax history

+0.4%/yr

Latest (2025): $1,319 · +0.4% YoY. Source: county tax records.