Clayton - Crazy Eight Plan · Fort Worth, TX 76036

$116,405

4 bd · 2.0 ba · 1,568 sqft · Manufactured · 385 Days on market

Good condition

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Clayton Crazy Eights offers a thoughtfully designed living space with 4 bedrooms and 2 bathrooms, encompassing approximately 1,475 square feet. Its open-concept layout seamlessly connects the living, dining, and kitchen areas, creating an inviting atmosphere for family gatherings and entertaining. The split-bedroom design ensures privacy, with the primary suite featuring a spacious ensuite bathroom and a generous walk-in closet. Key Features: Open-concept floor plan Modern kitchen with island and ample cabinetry Split-bedroom layout for added privacy Primary suite with ensuite bathroom and walk-in closet Energy-efficient appliances Utility room with washer/dryer hookups Available in multiple interior color packages https://www. livecivitas.com/floor-plans/crazy-eights

Key facts

• Split-bedroom layout
• Walk-in closet
• Listed 384 days

Tags

• OPEN-CONCEPT FLOOR PLAN
• MODERN KITCHEN WITH ISLAND
• SPLIT-BEDROOM LAYOUT
• WALK-IN CLOSET
• ENERGY-EFFICIENT APPLIANCES

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $116k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $116k).
• Recommended offer: $102k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.6% 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.
• 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.
• Market conditions: Rents rising (+2.3%/yr); 1018 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 31% of the median local income ($98k/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 $805 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 385 days — a 12% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 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 $102,436 (12.0% below list)

Questions for the listing agent

1. It's been on market 385 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.17% ✓
• Cap rate: 18.55%
• Cash-on-cash: 43.78%
• DSCR: 2.95
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.28% rent growth · sell at horizon

5-year hold

• IRR: 39.9%
• Equity multiple: 2.69×
• Total profit: $55,089
• Equity at exit: $17,356

10-year hold

• IRR: 45.9%
• Equity multiple: 5.24×
• Total profit: $138,297
• Equity at exit: $10,065

Cash invested: $32,593 (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: 1018
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,523 medium
• Mortgage (P&I): −$610
• Tax est. 1.5%: −$146 /mo · $1,746/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $1,189

Break-even live

Break-even rent $1,018

Max offer price $116,405

Occupancy floor 48%

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: $29,101
• Closing costs: $3,492
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1804 Impala Dr Crowley, TX	4.0	2.0	1960	$2,500	$1.28	4d	1	1.33mi

Listing history 17 events

1. 2026-06-18
   days on market $116,405 Active 385 DOM
2. 2026-06-17
   days on market $116,405 Active 384 DOM
3. 2026-06-16
   days on market $116,405 Active 383 DOM
4. 2026-06-15
   days on market $116,405 Active 382 DOM
5. 2026-06-13
   days on market $116,405 Active 380 DOM
6. 2026-06-13
   days on market $116,405 Active 379 DOM
7. 2026-06-10
   days on marketlisting id $116,405 Active 376 DOM
8. 2026-06-09
   days on market $116,405 Active 371 DOM
9. 2026-06-08
   days on market $116,405 Active 370 DOM
10. 2026-06-07
    days on market $116,405 Active 369 DOM
11. 2026-06-04
    days on market $116,405 Active 366 DOM
12. 2026-06-03
    days on market $116,405 Active 365 DOM
13. 2026-06-02
    days on market $116,405 Active 364 DOM
14. 2026-06-01
    days on market $116,405 Active 363 DOM
15. 2026-05-31
    days on market $116,405 Active 362 DOM
16. 2025-06-04
    listed $116,405 Active 784-char remark

    Show marketing remark (784 chars)

    The Clayton Crazy Eights offers a thoughtfully designed living space with 4 bedrooms and 2 bathrooms, encompassing approximately 1,475 square feet. Its open-concept layout seamlessly connects the living, dining, and kitchen areas, creating an inviting atmosphere for family gatherings and entertaining. The split-bedroom design ensures privacy, with the primary suite featuring a spacious ensuite bathroom and a generous walk-in closet. Key Features: Open-concept floor plan Modern kitchen with island and ample cabinetry Split-bedroom layout for added privacy Primary suite with ensuite bathroom and walk-in closet Energy-efficient appliances Utility room with washer/dryer hookups Available in multiple interior color packages https://www. livecivitas.com/floor-plans/crazy-eights

17. 2025-05-30
    listed $116,405 Active 729-char remark

    Show marketing remark (729 chars)

    The Clayton Crazy Eights offers a thoughtfully designed living space with 4 bedrooms and 2 bathrooms, encompassing approximately 1,475 square feet. Its open-concept layout seamlessly connects the living, dining, and kitchen areas, creating an inviting atmosphere for family gatherings and entertaining. The split-bedroom design ensures privacy, with the primary suite featuring a spacious ensuite bathroom and a generous walk-in closet. Key Features: Open-concept floor plan Modern kitchen with island and ample cabinetry Split-bedroom layout for added privacy Primary suite with ensuite bathroom and walk-in closet Energy-efficient appliances Utility room with washer/dryer hookups Available in multiple interior color packages

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

Taxation est. · year 1

• Rental income: $30,280
• − Mortgage interest: −$6,520
• − Property taxes: −$1,746
• − Insurance: −$582
• − Repairs & maintenance: −$2,422
• − Management: −$2,422
• − Depreciation: −$3,386
• Taxable income: $13,201
• Est. tax owed @ 24.0%: −$3,168
• After-tax cash flow: $11,100/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.

Condition & rehab AI · 3 photos

Good 80/100 Cosmetic rehab

This manufactured home presents as move-in ready with a good condition score and a cosmetic rehab level, offering a modern kitchen and a well-maintained interior. Potential value can be further increased with exterior improvements and smart home upgrades.

Value-add opportunities

• Both Painting exterior and landscaping — Enhances curb appeal and resale value.
• Both Upgrading window treatments — Improves energy efficiency and aesthetics.
• Both Adding smart home features — Enhances convenience and marketability.
• Both Upgrading flooring in bathrooms — Improves functionality and resale value.
• Both Upgrading lighting fixtures — Enhances ambiance and energy efficiency.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and landscaping — Enhances curb appeal and resale value. ↑
• Both Upgrading window treatments — Improves energy efficiency and aesthetics. ↑
• Both Adding smart home features — Enhances convenience and marketability. ↑
• Both Upgrading flooring in bathrooms — Improves functionality and resale value. ↑
• Both Upgrading lighting fixtures — Enhances ambiance and energy efficiency. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — 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

• County: Tarrant County · 2,033,669 people
• City population: 911,619
• 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

+0.0% since first listed

2 events — show timeline

• 2025-06-04 Listed $116,405 Zillow
• 2025-05-30 Listed $116,405 Zillow