1856 Lariat Dr · Fort Worth, TX 76247

$359,900

4 bd · 3.0 ba · 3,448 sqft · SingleFamily public records · 90 Days on market

Built 2003 6,534 sqft lot $104/sqft · at area comps Est $352k · at est. $26/mo HOA · 1% 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 +13.5/30.0
• ARV discount +6.5/15.0
• Schools +4.6/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a 5-bedroom home in Fort Worth under $400K with room to grow? This 5-bed home in Fort Worth offers 3,448 square feet, multiple living areas, and a flexible layout in Harriet Creek Ranch, priced at $359,900. Welcome to 1856 Lariat Dr, a corner-lot home built in 2003 with 5 bedrooms and 3 full bathrooms, including a downstairs bedroom and bath ideal for guests or multi-generational living. The layout features three living areas and two dining spaces, giving you options for a home office, game room, or media room. The kitchen was updated in 2022 and connects seamlessly to the main living areas for everyday living and entertaining. Recent updates include fresh interior paint, and new laminate flooring upstairs and a relatively new HVAC system (installed in 2022). The home is located in Denton County and zoned to Northwest ISD and benefits from typically lower property taxes while offering convenient access to the North Fort Worth corridor. This area is close to shopping, dining, Buc-ee’s, Texas Motor Speedway, parks, and a community pool, this home delivers space, flexibility, and value at $365,000. Make an appointment to tour today! * There will be no showings April 18-23*

Key facts

• Community parks
• New hvac system
• 6,534 sq ft lot

Tags

• LARGE KITCHEN UPDATED
• RECENT INTERIOR PAINT
• LUXURY VINYL PLANK FLOORING
• NEW HVAC SYSTEM
• COMMUNITY PARKS
• NEIGHBORHOOD SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $16 ($188/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $298k (17.2% below list).
• Recommended offer: $298k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• 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.
• Zoned schools: Clara Love El (math 27% / reading 31%, grade F, #2,668 of 4,322 statewide, top 63%, 766 students, 50% FRL); Gene Pike Middle (math 47% / reading 46%, grade D+, #443 of 1,662 statewide, top 28%, 1,150 students, 29% FRL); Northwest H S (math 55% / reading 64%, grade C+, #275 of 1,632 statewide, top 19%, 2,264 students, 0% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: Rents soft (-0.5%/yr); 1516 active listings in the ZIP; 10 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 $11k 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 90 days — a 6% lower offer ($338k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $298,135 (17.2% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.83% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.19%
• DSCR: 1.01
• GRM: 10.1

CMA / ARV

• ARV (median comp): $351,985
• List price: $359,900
• Delta: 2.25%
• 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
1920 Riverchase Ln	0.13mi	5/3.0 (+1)	3,448 (0%)	5mo	$379,000	$110	85
1964 Copper Mountain Dr	0.26mi	5/3.0 (+1)	3,448 (0%)	2mo	$379,000	$110	82
1717 Trego Dr	0.41mi	5/3.0 (+1)	3,476 (+1%)	1mo	$369,900	$106	74
1989 Lariat Dr	0.23mi	5/3.5 (+1)	3,759 (+9%)	2mo	$379,900	$101	66
1700 Baxter Springs Dr	0.32mi	4/2.5	3,214 (-7%)	11mo	$385,000	$120	62
1937 Caddo Springs Dr	0.32mi	4/2.5	3,078 (-11%)	6mo	$350,000	$114	60
1928 Stonehill Dr	0.28mi	4/2.5	2,978 (-14%)	6mo	$339,900	$114	57
1904 Copper Mountain Dr	0.16mi	5/3.5 (+1)	3,759 (+9%)	24mo	$388,000	$103	51
1348 Castlegar Ln	0.60mi	5/3.0 (+1)	3,665 (+6%)	7mo	$425,000	$116	50
16149 Shawnee Trl	0.56mi	5/3.5 (+1)	3,759 (+9%)	19mo	$324,000	$86	36
1413 Sun Garden Way	0.73mi	4/3.5	2,943 (-15%)	5mo	$429,990	$146	36
1421 Blue Agave Dr	0.69mi	4/3.5	2,950 (-14%)	11mo	$459,990	$156	33

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.34×
• Total profit: $-66,106
• Equity at exit: $53,662

10-year hold

• IRR: -19.2%
• Equity multiple: 0.10×
• Total profit: $-90,233
• Equity at exit: $31,118

Cash invested: $100,772 (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 76247

• Home prices YoY: -13.3%
• Rents YoY: -0.5%
• Active inventory: 1516
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,981 high
• Mortgage (P&I): −$1,887
• Tax from tax record: −$276 /mo · $3,316/yr
• Insurance: −$150
• HOA: −$26
• Vacancy / Maint / Mgmt: −$626
• Net cashflow: $16

Break-even live

Break-even rent $2,962

Max offer price $359,900

Occupancy floor 94%

Sensitivity live

Price	-10% $219	-5% $118	+0% $16	+5% $-86	+10% $-188
Rent	-10% $-220	-5% $-102	+0% $16	+5% $133	+10% $251
Rate	-1.0pp $197	-0.5pp $107	base $16	+0.5pp $-78	+1.0pp $-172

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2036 Navada Way Justin, TX	4.0	2.5	2609	$2,260	$0.87	17d	1	0.45mi
1448 Sun Garden Way Justin, TX	4.0	2.5	2514	$3,000	$1.19	18d	1	0.67mi
1237 Milfoil Dr Justin, TX	4.0	3.5	2561	$2,950	$1.15	7d	1	0.75mi
16933 Sophora Ave Justin, TX	4.0	3.5	2574	$2,999	$1.17	45d	1	0.84mi
1213 Superbloom Ave Justin, TX	4.0	3.5	3186	$3,150	$0.99	9d	1	0.87mi
1133 Canuela Way Justin, TX	4.0	3.0	2371	$3,000	$1.27	5d	1	0.92mi
1080 Canuela Way Fort Worth, TX	5.0	3.5	3461	$3,299	$0.95	45d	1	1.01mi
1073 Canuela Way Fort Worth, TX	4.0	3.0	2519	$2,795	$1.11	4d	1	1.04mi
845 Ranchland Rd Justin, TX	4.0	3.0	2673	$3,400	$1.27	26d	1	1.38mi
16812 Bitterroot Rd Justin, TX	4.0	3.5	3147	$3,700	$1.18	26d	1	1.41mi

HOA detail

• Monthly dues: $26 · $312/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-09
   days on market $359,900 Active 90 DOM
2. 2026-06-08
   days on market $359,900 Active 89 DOM
3. 2026-06-07
   days on market $359,900 Active 88 DOM
4. 2026-06-04
   days on market $359,900 Active 85 DOM
5. 2026-06-03
   days on market $359,900 Active 84 DOM
6. 2026-06-02
   days on market $359,900 Active 83 DOM
7. 2026-06-01
   days on market $359,900 Active 82 DOM
8. 2026-05-31
   days on market $359,900 Active 81 DOM
9. 2026-04-02
   price $359,900 1209-char remark

   Show marketing remark (1209 chars)

   Looking for a 5-bedroom home in Fort Worth under $400K with room to grow? This 5-bed home in Fort Worth offers 3,448 square feet, multiple living areas, and a flexible layout in Harriet Creek Ranch, priced at $359,900. Welcome to 1856 Lariat Dr, a corner-lot home built in 2003 with 5 bedrooms and 3 full bathrooms, including a downstairs bedroom and bath ideal for guests or multi-generational living. The layout features three living areas and two dining spaces, giving you options for a home office, game room, or media room. The kitchen was updated in 2022 and connects seamlessly to the main living areas for everyday living and entertaining. Recent updates include fresh interior paint, and new laminate flooring upstairs and a relatively new HVAC system (installed in 2022). The home is located in Denton County and zoned to Northwest ISD and benefits from typically lower property taxes while offering convenient access to the North Fort Worth corridor. This area is close to shopping, dining, Buc-ee’s, Texas Motor Speedway, parks, and a community pool, this home delivers space, flexibility, and value at $365,000. Make an appointment to tour today! * There will be no showings April 18-23*

10. 2026-03-12
    listed $365,000 Active 1209-char remark

    Show marketing remark (1209 chars)

    Looking for a 5-bedroom home in Fort Worth under $400K with room to grow? This 5-bed home in Fort Worth offers 3,448 square feet, multiple living areas, and a flexible layout in Harriet Creek Ranch, priced at $359,900. Welcome to 1856 Lariat Dr, a corner-lot home built in 2003 with 5 bedrooms and 3 full bathrooms, including a downstairs bedroom and bath ideal for guests or multi-generational living. The layout features three living areas and two dining spaces, giving you options for a home office, game room, or media room. The kitchen was updated in 2022 and connects seamlessly to the main living areas for everyday living and entertaining. Recent updates include fresh interior paint, and new laminate flooring upstairs and a relatively new HVAC system (installed in 2022). The home is located in Denton County and zoned to Northwest ISD and benefits from typically lower property taxes while offering convenient access to the North Fort Worth corridor. This area is close to shopping, dining, Buc-ee’s, Texas Motor Speedway, parks, and a community pool, this home delivers space, flexibility, and value at $365,000. Make an appointment to tour today! * There will be no showings April 18-23*

11. 2020-11-23
    soldstatus
12. 2020-02-24
    soldstatus
13. 2020-02-13
    soldstatus Sold 66-char remark

    Show marketing remark (66 chars)

    This Justin two story offers a den, a patio, and a two-car garage.

14. 2020-01-23
    status Pending 66-char remark

    Show marketing remark (66 chars)

    This Justin two story offers a den, a patio, and a two-car garage.

15. 2020-01-10
    price $250,000 66-char remark

    Show marketing remark (66 chars)

    This Justin two story offers a den, a patio, and a two-car garage.

16. 2019-12-12
    price $253,000 66-char remark

    Show marketing remark (66 chars)

    This Justin two story offers a den, a patio, and a two-car garage.

17. 2019-11-27
    listed $256,000 Active 66-char remark

    Show marketing remark (66 chars)

    This Justin two story offers a den, a patio, and a two-car garage.

18. 2019-11-15
    soldstatus

ⓘ 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: $3,316 · $276/mo
• Projected year-2 tax: $6,586 · $549/mo
• Expected delta: +$3,270/yr (+$273/mo · 98.6%)

ⓘ 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 8/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,776
• − Mortgage interest: −$20,160
• − Property taxes: −$3,316
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,862
• − Management: −$2,862
• − HOA: −$312
• − Depreciation: −$10,470
• Taxable loss: −$6,005
• Est. tax savings @ 24.0%: +$1,441
• After-tax cash flow: $1,629/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: Denton County · 901,654 people
• City population: 911,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 21,726
• Household income: $124,383
• Rent vs Own: 16.4% rent · 83.6% own
• Severe rent burden: 91.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 15% Two or more races 13% Black 3% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 4%
• Common ancestry: Serbian 2% Romanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% Tagalog/Filipino 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: ▼ -42.16%
• Current HPI: 274.368
• Rent YoY: ▼ -0.46%
• 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

+40.6% since first listed

10 events — show timeline

• 2026-04-02 Price Changed $359,900 NTREIS
• 2026-03-12 Listed $365,000 NTREIS
• 2020-11-23 Sold (Public Records) — Public Records
• 2020-02-24 Sold (Public Records) — Public Records
• 2020-02-13 Sold (MLS) — NTREIS
• 2020-01-23 Pending — NTREIS
• 2020-01-10 Price Changed $250,000 NTREIS
• 2019-12-12 Price Changed $253,000 NTREIS
• 2019-11-27 Listed $256,000 NTREIS
• 2019-11-15 Sold (Public Records) — Public Records

Property tax history

-1.3%/yr

Latest (2025): $3,316 · +37.8% YoY. Source: county tax records.