Jenna - Old World Plan · Crowley, TX 76036

$285,990

3 bd · 2.5 ba · 1,711 sqft · SingleFamily · 136 Days on market

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.3/30.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Jenna Old-World: Sophisticated 2 Story Townhouse Floor Plan floor plan highlights: 2 Car Garage, Open-Concept Living, Abundant Natural Light, 2nd Floor Laundry, and more! Introducing the Jenna Old World Floor Plan townhouse, an enchanting 3-bedroom, 2.5-bathroom abode offering a remarkable 1,711 square feet of living space. This two-story marvel stands poised for sale, ready to embrace you as its new homeowner. Step inside to discover a harmoniously integrated open floor plan, seamlessly merging the living, kitchen, and dining areas on the first floor. Revel in the comfort of abundant natural light flooding the living space, while the U-shaped kitchen boasts a spacious walk-in pantry, inviting culinary adventures and ample storage. The owner's entry from the rear two-car garage adds a touch of convenience to your daily routine, ensuring effortless transitions from car to home.

Key facts

• U-shaped kitchen
• 2nd floor laundry
• Open-concept living

Tags

• OPEN-CONCEPT LIVING
• ABUNDANT NATURAL LIGHT
• 2ND FLOOR LAUNDRY
• U-SHAPED KITCHEN
• WALK-IN PANTRY
• OWNER'S ENTRY FROM GARAGE

🏗️ New construction. The $285,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $368,833.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $286k.

Deal economics

• At list price, monthly cash flow is $-816 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (23.3% below list).
• Recommended offer: $219k (23.3% below list) — sets the bar for 1% rule.

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: schools D+, 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.
• Market conditions: Rents rising (+2.3%/yr); 1018 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $3k of loan paydown is wiped out by about $11k 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 136 days — a 12% lower offer ($252k) is reasonable based on typical stale-listing flexibility.

Recommended offer $219,394 (23.3% 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 136 days. Have you received any prior offers? Is the seller open to a 23% 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. 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?
7. 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.
8. 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.
9. 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: 0.59% ✗
• Cap rate: 3.64%
• Cash-on-cash: -9.48%
• DSCR: 0.58
• GRM: 14.0

CMA / ARV

• ARV (median comp): $368,833
• List price: $285,990
• Delta: -22.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1112 Carnation Dr	0.15mi	3/2.5	1,901 (+11%)	3mo	$345,145	$182	72
917 Almond Blossom Cir	0.18mi	3/2.5	1,901 (+11%)	4mo	$349,000	$184	70
321 E Hampton Rd	0.62mi	3/2.0	1,662 (-3%)	10mo	$275,000	$165	56
1004 Violet Dr	0.24mi	3/2.5	1,901 (+11%)	18mo	$362,990	$191	55
1128 Rosemary Ln	0.26mi	3/2.5	1,915 (+12%)	16mo	$369,990	$193	54
901 Carnation Dr	0.30mi	3/2.5	1,915 (+12%)	21mo	$393,583	$206	49
1309 Little Flock Dr	0.74mi	4/2.0 (+1)	1,621 (-5%)	2mo	$291,999	$180	48
701 Skelly St	0.69mi	3/1.0	1,610 (-6%)	8mo	$214,000	$133	46
416 E Glendale St	0.74mi	3/2.0	1,774 (+4%)	22mo	$259,000	$146	39
204 N Beverly St	0.62mi	2/1.0 (-1)	1,911 (+12%)	16mo	$287,000	$150	28

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 · 2.28% rent growth · sell at horizon

5-year hold

• IRR: -34.0%
• Equity multiple: -0.10×
• Total profit: $-113,265
• Equity at exit: $54,994

10-year hold

• IRR: -47.4%
• Equity multiple: -0.66×
• Total profit: $-171,775
• Equity at exit: $31,890

Cash invested: $103,273 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,194 high
• Mortgage (P&I): −$1,934
• Tax est. 1.5%: −$461 /mo · $5,533/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-816

Break-even live

Break-even rent $3,226

Max offer price $250,799

Occupancy floor —

Sensitivity live

Price	-10% $-561	-5% $-688	+0% $-816	+5% $-943	+10% $-1,071
Rent	-10% $-989	-5% $-902	+0% $-816	+5% $-729	+10% $-642
Rate	-1.0pp $-630	-0.5pp $-722	base $-816	+0.5pp $-911	+1.0pp $-1,009

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: $92,208
• Closing costs: $11,065
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 Arnold St Crowley, TX	3.0	2.0	1266	$1,695	$1.34	6d	1	0.68mi
1013 Verde Valley Ln Crowley, TX	4.0	2.5	2225	$2,400	$1.08	25d	1	0.79mi
316 Quail Creek Dr Crowley, TX	3.0	2.0	1317	$1,683	$1.28	13d	1	0.84mi
1032 Verde Valley Ln Crowley, TX	3.0	2.5	2145	$2,400	$1.12	19d	1	0.85mi
121 S Hampton Rd Crowley, TX	1.0–3.0	1.0–2.0	924	$1,675	$1.81	3d	10	0.90mi
4004 Arklow St Crowley, TX	4.0	2.0	1668	$2,200	$1.32	25d	1	0.95mi
4004 Arklow St Crowley, TX	4.0	2.0	1668	$2,200	$1.32	6d	1	0.95mi
209 E Eller Ave Crowley, TX	4.0	2.0	1978	$2,200	$1.11	13d	1	0.95mi
4052 Dublin Ridge Dr Crowley, TX	3.0	2.0	1464	$1,895	$1.29	22d	1	0.96mi
4013 Drifters Bend Dr Crowley, TX	4.0	2.0	1667	$2,200	$1.32	44d	1	0.97mi
708 E Prairie View Rd Crowley, TX	3.0	1.5	1080	$1,750	$1.62	13d	1	0.98mi
2531 Braford Dr Crowley, TX	2.0	2.0	1200	$1,600	$1.33	25d	1	0.98mi
552 Kerry St Crowley, TX	3.0	2.0	1636	$2,295	$1.40	2d	1	0.98mi
109 N Heights Dr Crowley, TX	3.0	2.0	1284	$1,945	$1.51	25d	1	1.00mi
521 Mesquite Ave Crowley, TX	3.0	2.0	1400	$1,900	$1.36	25d	1	1.01mi
705 Loftin St Crowley, TX	3.0	2.0	1514	$2,200	$1.45	44d	1	1.03mi
405 Bryan Dr Crowley, TX	3.0	2.0	1343	$1,795	$1.34	25d	1	1.03mi
1312 Hunters Ridge Dr Crowley, TX	4.0	3.0	2155	$2,700	$1.25	11d	1	1.05mi
625 Hutchins Dr Crowley, TX	3.0	2.0	1357	$1,885	$1.39	44d	1	1.06mi
701 E Mission St Crowley, TX	3.0	1.0	1323	$1,460	$1.10	25d	1	1.07mi
824 E Prairie View Rd Crowley, TX	3.0	2.0	1120	$1,795	$1.60	44d	1	1.08mi
305 Wilson St Crowley, TX	2.0	2.0	1400	$1,950	$1.39	25d	1	1.09mi
404 Canoe Way Crowley, TX	4.0	2.0	1827	$2,195	$1.20	20d	1	1.14mi
708 Cheryl St Crowley, TX	3.0	2.0	1659	$2,100	$1.27	19d	1	1.16mi
4224 Old Timber Ln Crowley, TX	3.0	2.0	2092	$2,250	$1.08	44d	1	1.17mi
4148 Crooked Bend Dr Crowley, TX	3.0	2.0	1469	$2,100	$1.43	25d	1	1.22mi
4148 Crooked Bend Dr Crowley, TX	3.0	2.0	1450	$2,100	$1.45	13d	1	1.22mi
432 Canoe Way Crowley, TX	3.0	2.0	1589	$1,985	$1.25	2d	1	1.23mi
720 Watson Way Crowley, TX	3.0	2.0	1782	$2,095	$1.18	44d	1	1.23mi
4213 Dublin Ridge Dr Crowley, TX	3.0	2.0	1553	$2,050	$1.32	3d	1	1.24mi
4156 Summersweet Ln Crowley, TX	3.0	2.0	1307	$1,900	$1.45	44d	1	1.26mi
520 Horn St Crowley, TX	4.0	2.5	2095	$2,290	$1.09	25d	1	1.26mi
4201 Summersweet Ln Crowley, TX	3.0	2.0	1398	$1,960	$1.40	13d	1	1.26mi
744 Walls Blvd Crowley, TX	4.0	2.0	1792	$2,300	$1.28	44d	1	1.29mi
9512 Carson Ranch Rd Crowley, TX	4.0	2.0	1782	$2,995	$1.68	22d	1	1.30mi
752 Rutherford Dr Crowley, TX	4.0	2.0	1856	$2,209	$1.19	44d	1	1.31mi
601 Porter Ave Crowley, TX	3.0	2.0	1563	$2,195	$1.40	44d	1	1.32mi
473 Canvas Ct Crowley, TX	3.0	2.0	1211	$1,650	$1.36	44d	1	1.36mi
205 Kennedy Dr Crowley, TX	3.0	2.0	1478	$1,935	$1.31	13d	1	1.37mi
237 Kennedy Dr Crowley, TX	3.0	2.0	1478	$1,935	$1.31	25d	1	1.39mi

Listing history 18 events

1. 2026-06-18
   days on market $285,990 Active 136 DOM
2. 2026-06-17
   days on market $285,990 Active 135 DOM
3. 2026-06-16
   days on market $285,990 Active 134 DOM
4. 2026-06-15
   days on market $285,990 Active 133 DOM
5. 2026-06-13
   days on market $285,990 Active 131 DOM
6. 2026-06-13
   days on market $285,990 Active 130 DOM
7. 2026-06-09
   days on market $285,990 Active 127 DOM
8. 2026-06-08
   days on market $285,990 Active 126 DOM
9. 2026-06-07
   days on market $285,990 Active 125 DOM
10. 2026-06-04
    days on market $285,990 Active 122 DOM
11. 2026-06-03
    days on market $285,990 Active 121 DOM
12. 2026-06-02
    pricedays on market $285,990 Active 120 DOM
13. 2026-06-01
    days on market $283,990 Active 119 DOM
14. 2026-05-31
    days on market $283,990 Active 118 DOM
15. 2026-05-08
    price $283,990 889-char remark

    Show marketing remark (889 chars)

    Jenna Old-World: Sophisticated 2 Story Townhouse Floor Plan floor plan highlights: 2 Car Garage, Open-Concept Living, Abundant Natural Light, 2nd Floor Laundry, and more! Introducing the Jenna Old World Floor Plan townhouse, an enchanting 3-bedroom, 2.5-bathroom abode offering a remarkable 1,711 square feet of living space. This two-story marvel stands poised for sale, ready to embrace you as its new homeowner. Step inside to discover a harmoniously integrated open floor plan, seamlessly merging the living, kitchen, and dining areas on the first floor. Revel in the comfort of abundant natural light flooding the living space, while the U-shaped kitchen boasts a spacious walk-in pantry, inviting culinary adventures and ample storage. The owner's entry from the rear two-car garage adds a touch of convenience to your daily routine, ensuring effortless transitions from car to home.

16. 2026-05-07
    price $281,990 889-char remark

    Show marketing remark (889 chars)

    Jenna Old-World: Sophisticated 2 Story Townhouse Floor Plan floor plan highlights: 2 Car Garage, Open-Concept Living, Abundant Natural Light, 2nd Floor Laundry, and more! Introducing the Jenna Old World Floor Plan townhouse, an enchanting 3-bedroom, 2.5-bathroom abode offering a remarkable 1,711 square feet of living space. This two-story marvel stands poised for sale, ready to embrace you as its new homeowner. Step inside to discover a harmoniously integrated open floor plan, seamlessly merging the living, kitchen, and dining areas on the first floor. Revel in the comfort of abundant natural light flooding the living space, while the U-shaped kitchen boasts a spacious walk-in pantry, inviting culinary adventures and ample storage. The owner's entry from the rear two-car garage adds a touch of convenience to your daily routine, ensuring effortless transitions from car to home.

17. 2026-04-23
    price $285,990 889-char remark

    Show marketing remark (889 chars)

    Jenna Old-World: Sophisticated 2 Story Townhouse Floor Plan floor plan highlights: 2 Car Garage, Open-Concept Living, Abundant Natural Light, 2nd Floor Laundry, and more! Introducing the Jenna Old World Floor Plan townhouse, an enchanting 3-bedroom, 2.5-bathroom abode offering a remarkable 1,711 square feet of living space. This two-story marvel stands poised for sale, ready to embrace you as its new homeowner. Step inside to discover a harmoniously integrated open floor plan, seamlessly merging the living, kitchen, and dining areas on the first floor. Revel in the comfort of abundant natural light flooding the living space, while the U-shaped kitchen boasts a spacious walk-in pantry, inviting culinary adventures and ample storage. The owner's entry from the rear two-car garage adds a touch of convenience to your daily routine, ensuring effortless transitions from car to home.

18. 2026-02-02
    listed $273,990 Active 889-char remark

    Show marketing remark (889 chars)

    Jenna Old-World: Sophisticated 2 Story Townhouse Floor Plan floor plan highlights: 2 Car Garage, Open-Concept Living, Abundant Natural Light, 2nd Floor Laundry, and more! Introducing the Jenna Old World Floor Plan townhouse, an enchanting 3-bedroom, 2.5-bathroom abode offering a remarkable 1,711 square feet of living space. This two-story marvel stands poised for sale, ready to embrace you as its new homeowner. Step inside to discover a harmoniously integrated open floor plan, seamlessly merging the living, kitchen, and dining areas on the first floor. Revel in the comfort of abundant natural light flooding the living space, while the U-shaped kitchen boasts a spacious walk-in pantry, inviting culinary adventures and ample storage. The owner's entry from the rear two-car garage adds a touch of convenience to your daily routine, ensuring effortless transitions from car to home.

ⓘ 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: $26,327
• − Mortgage interest: −$20,660
• − Property taxes: −$5,533
• − Insurance: −$1,844
• − Repairs & maintenance: −$2,106
• − Management: −$2,106
• − Depreciation: −$10,730
• Taxable loss: −$16,652
• Est. tax savings @ 24.0%: +$3,996
• After-tax cash flow: $-5,792/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

+3.6% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $283,990 Zillow
• 2026-05-07 Price Changed $281,990 Zillow
• 2026-04-23 Price Changed $285,990 Zillow
• 2026-02-02 Listed $273,990 Zillow