348 Sonny Dr · Fort Worth, TX 76140

$301,999

4 bd · 2.0 ba · 1,867 sqft · Other · 13 Days on market

Built 2026 5,489 sqft lot $75/mo HOA · 3% 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 +13.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new single-story home boasts a convenient and low-maintenance layout. Three bedrooms are secluded near the front of the home, leading to a spacious and flexible open-concept layout where the kitchen, dining room and family room meet. Nestled into a private rear corner is the lavish owner's suite, featuring a full bathroom and walk-in closet.

Key facts

• Full bathroom
• Walk-in closet
• Owner's suite

Tags

• SINGLE-STORY HOME
• LOW-MAINTENANCE LAYOUT
• OPEN-CONCEPT LAYOUT
• OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET

Property features AI

Finance

• Other: Builder listing / new construction
• Financial info: Listing accepts Cash, Conventional, FHA, and VA loan terms
• HOA & community: Mandatory homeowners association; Annual association fee; Association fee covers full use of facilities, grounds maintenance, and management fees; HOA managed by Legacy

Exterior

• Parking: 2-car attached garage; 2 covered parking spaces; Garage faces front
• Security: Smoke detectors; Carbon monoxide detector(s); Fire alarm
• Utilities: City water; City sewer; Concrete streets, curbs, and sidewalks; Located in a municipal utility district
• Home design: Single family residence; One-story; Attached property
• Construction: Brick exterior; Composition roof; Slab foundation; Built in 2026
• Exterior features: Covered porch(es); Landscaped yard; Sprinkler system; Wood fencing

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; Vented exhaust fan; Natural stone/granite countertops; Built-in cabinets; Pantry; Walk-in pantry; Water line to refrigerator
• Bedrooms: 4 bedrooms (all on the main level); Primary bedroom on the main level
• Flooring: Carpet; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); ENERGY STAR qualified equipment
• Interior features: Open floorplan; Built-in features; Decorative lighting; Cable TV available; High speed internet available; Pantry; Walk-in closet(s); Seven total rooms; One living area; One dining area
• Laundry & utility: Washer/dryer hookups (details not specified)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $302k.

Deal economics

• At list price, monthly cash flow is $2 ($26/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 $233k (22.9% below list).
• Recommended offer: $233k (22.9% 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.
• Everman ISD (suburban): math 21% / reading 32% proficiency, ranked #691 of 826 in TX (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: John And Polly Townley El (math 15% / reading 21%, grade F, #3,785 of 4,322 statewide, top 88%, 365 students, 95% FRL) — zoned schools average 95% FRL vs 77% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 374 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 37% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $232,805 (22.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.77% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.11% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.34×
• Total profit: $-55,495
• Equity at exit: $45,029

10-year hold

• IRR: -18.3%
• Equity multiple: 0.12×
• Total profit: $-74,109
• Equity at exit: $26,111

Cash invested: $84,560 (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 76140

• Home prices YoY: -21.8%
• Rents YoY: 0.1%
• Active inventory: 374
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,328 high
• Mortgage (P&I): −$1,584
• Tax from tax record: −$52 /mo · $629/yr
• Insurance: −$126
• HOA: −$75
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $2

Break-even live

Break-even rent $2,325

Max offer price $301,999

Occupancy floor 95%

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: $75,500
• Closing costs: $9,060
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9004 Apple Orchard Ln Fort Worth, TX	3.0–4.0	2.5	1514	$2,719	$1.80	15d	2	0.43mi
9004 Apple Orchard Ln Fort Worth, TX	3.0–4.0	2.5	1514	$2,699	$1.78	1d	7	0.43mi
3137 Pecan Farm Ln Fort Worth, TX	3.0	2.5	1592	$2,200	$1.38	43d	1	0.61mi
9000 Balch St Unit 612 Everman, TX	3.0	2.0	1277	$1,101	$0.86	2d	1	0.79mi
3148 Evangeline Rd Fort Worth, TX	3.0	2.0	1703	$1,974	$1.16	20d	1	0.79mi
3137 Evangeline Rd Fort Worth, TX	3.0	2.0	1637	$1,995	$1.22	43d	1	0.83mi
108 Rosings Pl Fort Worth, TX	4.0	2.5	1753	$2,100	$1.20	43d	1	0.87mi
514 Thompson Pl Fort Worth, TX	4.0	2.5	1687	$2,155	$1.28	43d	1	0.96mi
435 Sussex Dr Fort Worth, TX	3.0	2.0	1307	$1,935	$1.48	43d	1	0.96mi
512 Sussex Dr Fort Worth, TX	3.0	2.0	1307	$1,935	$1.48	43d	1	0.98mi
111 Arango Way Fort Worth, TX	4.0	2.5	2039	$2,445	$1.20	7d	1	1.07mi
1533 Woodwinds Dr Fort Worth, TX	4.0	2.5	2131	$2,519	$1.18	43d	1	1.38mi
1540 Woodwinds Dr Fort Worth, TX	4.0	2.0	1600	$2,280	$1.43	5d	1	1.38mi
1524 Harvester Dr Fort Worth, TX	4.0	2.5	2131	$2,520	$1.18	5d	1	1.39mi
1532 Woodwinds Dr Fort Worth, TX	5.0	2.5	2501	$2,465	$0.99	43d	1	1.40mi
9609 Klondike Dr Fort Worth, TX	5.0	2.5	2501	$2,615	$1.05	22d	1	1.41mi
1508 Harvester Dr Fort Worth, TX	4.0	2.0	1724	$2,328	$1.35	7d	1	1.42mi
1513 Woodwinds Dr Fort Worth, TX	4.0	2.5	2131	$2,519	$1.18	24d	1	1.42mi
1500 Harvester Dr Fort Worth, TX	4.0	2.0	1600	$2,280	$1.43	4d	1	1.43mi
1505 Woodwinds Dr Fort Worth, TX	4.0	2.0	1600	$2,280	$1.43	19d	1	1.44mi
3425 Republic Dr Forest Hill, TX	3.0	2.0	1300	$1,600	$1.23	43d	1	1.46mi
3427 Republic Dr Forest Hill, TX	3.0	2.0	1300	$1,600	$1.23	24d	1	1.46mi
1444 Harvester Dr Fort Worth, TX	3.0–5.0	2.0–2.5	1840	$2,330	$1.27	1d	1	1.46mi
7517 Marlinda Cir Fort Worth, TX	3.0	2.0	1314	$1,820	$1.39	22d	1	1.46mi
3334 Heritage Ln Forest Hill, TX	3.0	2.0	1300	$1,800	$1.38	43d	1	1.49mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 9 events

1. 2026-06-15
   status $301,999 Pending 13 DOM
2. 2026-06-15
   days on market $301,999 Active 13 DOM
3. 2026-06-13
   days on market $301,999 Active 11 DOM
4. 2026-06-09
   days on market $301,999 Active 7 DOM
5. 2026-06-08
   days on market $301,999 Active 6 DOM
6. 2026-06-07
   days on market $301,999 Active 5 DOM
7. 2026-06-04
   days on market $301,999 Active 2 DOM
8. 2026-06-02
   remarks 447-char remark

   Show marketing remark (348 chars)

   This new single-story home boasts a convenient and low-maintenance layout. Three bedrooms are secluded near the front of the home, leading to a spacious and flexible open-concept layout where the kitchen, dining room and family room meet. Nestled into a private rear corner is the lavish owner's suite, featuring a full bathroom and walk-in closet.

9. 2026-06-02
   listed $301,999 Active 1 DOM

   Show marketing remark (348 chars)

   This new single-story home boasts a convenient and low-maintenance layout. Three bedrooms are secluded near the front of the home, leading to a spacious and flexible open-concept layout where the kitchen, dining room and family room meet. Nestled into a private rear corner is the lavish owner's suite, featuring a full 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.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $629 · $52/mo
• Projected year-2 tax: $5,527 · $461/mo
• Expected delta: +$4,898/yr (+$408/mo · 778.6%)

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

Taxation est. · year 1

• Rental income: $27,937
• − Mortgage interest: −$16,917
• − Property taxes: −$629
• − Insurance: −$1,510
• − Repairs & maintenance: −$2,235
• − Management: −$2,235
• − HOA: −$900
• − Depreciation: −$8,785
• Taxable loss: −$5,274
• Est. tax savings @ 24.0%: +$1,266
• After-tax cash flow: $1,292/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: Everman ISD
• NCES district ID: 4818810
• Math proficiency: 21% ▼ -18.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $44,803
• Composite: 22.77/100
• National rank: #8027
• State rank: #691 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): 33,321
• Household income: $75,955
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 1264.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 39% Black 35% White 20% Two or more races 14% Asian 3%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Scotch-Irish 2% Lithuanian 1% Slovak 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 64% English-only · Spanish 32% Vietnamese 2% Chinese 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: ▼ -79.54%
• Current HPI: 285.9894
• Rent YoY: ▲ 0.11%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-02 Listed $301,999 Zillow
• 2026-06-02 Listed $301,999 NTREIS