14124 Tanglebrush Trl · Fort Worth, TX 76052

$275,000

3 bd · 2.0 ba · 1,491 sqft · SingleFamily public records · 21 Days on market

Built 2006 7,754 sqft lot $184/sqft · at area comps Est $298k · 8% under $43/mo HOA · 2% of rent

---

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).

• ARV discount +11.0/15.0
• Cash flow +9.8/30.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• DSCR +2.8/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRAND NEW 1STORY HOME BUILT BY LENNAR!OPEN HOME-KITCHEN OVERLOOKS FAMILY RM. GREAT FOR ENTERTAINING FAMILY & FRIENDS!EXCELLENT VALUE WITH C-TILE FLOOR IN KITCHEN, SOD, SPRINKLER, SECURITY SYS, EFFICIENT 12SEER HVAC, 6FT FENCE, WALK IN CLOSETS, CEILING FANS, MICROWAVE, WOOD EDGE TRIM@KITCHEN COUNTERS, SEPERATE SHOWER & GARDEN TUB@MASTER BTH & MORE!SENDERA RANCH HAS OVER 200 ACRES OF GREENBELTS, COMMUNITY POOL, PARKS, PLAYGROUND, SPORT FIELDS, ROLLER HOCKEY & MORE!

Key facts

• Large walk in closet
• Open concept layout
• 7,754 sq ft lot

Tags

• BRAND NEW HVAC SYSTEM
• FULL ROOF REPLACEMENT
• OPEN CONCEPT LAYOUT
• OVERSIZED LIVING AREA
• PRIVATE OWNER'S SUITE
• LARGE WALK IN CLOSET

Property features AI

Finance

• Other: Washer/dryer and refrigerator excluded from sale
• Financial info: Listing accepts Cash, Conventional, FHA, VA Loan, and Other
• HOA & community: Mandatory HOA (Sendera Ranch HOA); HOA fee $128 quarterly; Association fee covers management fees

Exterior

• Parking: Attached garage with 2 covered spaces
• Utilities: City water; City sewer; All-weather road
• Home design: Single-family residence; One story; Residential property; Built in 2006
• Construction: Brick construction
• Exterior features: Less than 0.5-acre lot; Subdivision: Sendera Ranch; All-weather road access

Interior

• Kitchen: Built-in gas range; Gas cooktop; Electric range; Microwave; Granite counters
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom with ensuite bath
• Bathrooms: 2 full bathrooms; Primary bath includes dual sinks and garden tub; ensuite bath
• Heating & cooling: No smart home features listed
• Interior features: Open floorplan; Granite counters; One living area; Room count: 6
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-178 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (15.3% below list).
• Recommended offer: $233k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: Sendera Ranch El (math 29% / reading 45%, grade F, #1,769 of 4,322 statewide, top 44%, 693 students, 31% FRL); Truett Wilson Middle (math 51% / reading 45%, grade C-, #400 of 1,662 statewide, top 24%, 1,414 students, 30% FRL); V R Eaton H S (math 48% / reading 62%, grade C, #373 of 1,632 statewide, top 23%, 3,273 students, 0% FRL) — zoned schools at 20% FRL track the district average.
• Market conditions: Rents rising (+1.1%/yr); 1100 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $8k 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 21 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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: major wind risk, 22% chance of damaging wind over 30y; major 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 $232,873 (15.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.85% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.77%
• DSCR: 0.88
• GRM: 9.8

CMA / ARV

• ARV (median comp): $298,012
• List price: $275,000
• Delta: -7.72%
• 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
1508 Dun Horse Dr	0.06mi	3/2.0	1,491 (0%)	3mo	$255,000	$171	95
1228 Barrel Run	0.36mi	3/2.0	1,504 (+1%)	1mo	$265,000	$176	81
14212 Hoedown Way	0.44mi	3/2.0	1,528 (+2%)	2mo	$264,900	$173	74
14145 Snaffle Bit Trl	0.40mi	3/2.0	1,423 (-5%)	1mo	$240,000	$169	73
1105 Roping Reins Way	0.57mi	3/2.0	1,532 (+3%)	1mo	$249,000	$163	68
14224 Polo Ranch St	0.60mi	3/2.0	1,532 (+3%)	4mo	$249,999	$163	65
2004 Sun Star Dr	0.62mi	3/2.0	1,544 (+4%)	3mo	$300,000	$194	62
14001 Cedar Post Dr	0.62mi	3/2.0	1,409 (-6%)	3mo	$259,000	$184	60
1112 Day Dream Dr	0.72mi	3/2.0	1,576 (+6%)	3mo	$282,900	$180	54
1156 Mustang Ridge Dr	0.55mi	3/2.0	1,658 (+11%)	4mo	$289,000	$174	53
14308 Snaffle Bit Trl	0.58mi	3/2.0	1,694 (+14%)	1mo	$279,500	$165	49
1900 Gill Star Dr	0.54mi	4/2.0 (+1)	1,697 (+14%)	2mo	$325,000	$192	46

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 · 1.08% rent growth · sell at horizon

5-year hold

• IRR: -23.2%
• Equity multiple: 0.22×
• Total profit: $-60,191
• Equity at exit: $41,003

10-year hold

• IRR: -24.2%
• Equity multiple: -0.09×
• Total profit: $-83,986
• Equity at exit: $23,777

Cash invested: $77,000 (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 76052

• Home prices YoY: -25.0%
• Rents YoY: 1.1%
• Active inventory: 1100
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,329 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$418 /mo · $5,013/yr
• Insurance: −$115
• HOA: −$43
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $-178

Break-even live

Break-even rent $2,554

Max offer price $243,597

Occupancy floor —

Sensitivity live

Price	-10% $-22	-5% $-100	+0% $-178	+5% $-256	+10% $-333
Rent	-10% $-362	-5% $-270	+0% $-178	+5% $-86	+10% $6
Rate	-1.0pp $-39	-0.5pp $-108	base $-178	+0.5pp $-249	+1.0pp $-322

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14144 Rabbit Brush Ln Haslet, TX	3.0	2.0	1860	$2,299	$1.24	13d	1	0.05mi
14144 Rabbit Brush Ln Haslet, TX	3.0	2.0	1860	$2,199	$1.18	1d	1	0.05mi
1352 Barrel Run Haslet, TX	3.0	2.0	1780	$2,035	$1.14	1d	1	0.30mi
1257 Barrel Run Haslet, TX	3.0	2.0	1780	$2,200	$1.24	45d	1	0.38mi
14420 Bootes Dr Haslet, TX	4.0	2.0	1659	$2,395	$1.44	21d	1	0.56mi
2004 Sun Star Dr Haslet, TX	3.0	2.0	1544	$2,200	$1.42	45d	1	0.60mi
14353 Snaffle Bit Trl Haslet, TX	4.0	2.0	1664	$1,919	$1.15	45d	1	0.61mi
14525 Bootes Dr Haslet, TX	4.0	2.0	1659	$2,300	$1.39	4d	1	0.61mi
15725 Euston TER, Fort Worth, TX 76052 Fort Worth, TX	4.0	2.0	1836	$2,500	$1.36	45d	1	0.63mi
1664 Hossler Trl Haslet, TX	4.0	2.0	1828	$2,200	$1.20	45d	1	0.86mi
1005 Castle Top Dr Haslet, TX	3.0	2.0	1516	$1,850	$1.22	45d	1	0.87mi
1308 Fleckman Dr Haslet, TX	3.0	2.0	1694	$2,195	$1.30	9d	1	0.89mi
1665 Hossler Trl Haslet, TX	3.0	2.0	1636	$1,995	$1.22	26d	1	0.89mi
14044 Esperanza Dr Haslet, TX	3.0	2.0	1423	$2,100	$1.48	19d	1	0.90mi
952 Dustwood Dr Haslet, TX	4.0	2.0	1838	$2,470	$1.34	26d	1	0.95mi
900 San Felipe Trl Haslet, TX	3.0	2.0	1470	$1,995	$1.36	6d	1	0.97mi
856 Poncho Ln Haslet, TX	3.0	2.0	1586	$2,350	$1.48	21d	1	0.98mi
13412 Hiskey Dr Haslet, TX	3.0	2.0	1589	$2,145	$1.35	1d	1	0.99mi
1612 Escondido Dr Haslet, TX	4.0	2.0	1802	$2,380	$1.32	1d	1	0.99mi
1504 Escondido Dr Haslet, TX	4.0	2.0	1871	$2,400	$1.28	19d	1	0.99mi
1517 Escondido Dr Haslet, TX	3.0	2.0	1680	$2,149	$1.28	26d	1	1.02mi
1517 Escondido Dr Haslet, TX	3.0	2.0	1680	$2,149	$1.28	13d	1	1.02mi
15016 Reyes Rd Fort Worth, TX	3.0	2.0	1461	$2,099	$1.44	3d	1	1.05mi
1604 Ancer Way Haslet, TX	3.0	2.0	1429	$1,995	$1.40	1d	1	1.05mi
1713 Escondido Dr Haslet, TX	3.0	2.0	1636	$1,895	$1.16	24d	1	1.06mi
825 Poncho Ln Haslet, TX	4.0	2.0	1768	$1,100	$0.62	21d	1	1.06mi
1408 Ancer Way Haslet, TX	4.0	2.0	1802	$2,405	$1.33	15d	1	1.06mi
1349 Buckaroo Blvd Haslet, TX	3.0	2.0	1474	$2,100	$1.42	26d	1	1.07mi
832 Santa Rosa Dr Haslet, TX	4.0	3.0	1784	$2,325	$1.30	45d	1	1.08mi
1529 Ancer Way Haslet, TX	3.0	2.0	1636	$2,205	$1.35	15d	1	1.08mi
14933 Tejano St Haslet, TX	3.0	2.0	1460	$2,300	$1.58	22d	1	1.09mi
1737 Escondido Dr Haslet, TX	3.0	2.0	1482	$2,100	$1.42	45d	1	1.11mi
745 Poncho Ln Haslet, TX	3.0	2.0	1489	$2,090	$1.40	7d	1	1.13mi
13313 Wysong Dr Haslet, TX	3.0	2.0	1636	$1,995	$1.22	26d	1	1.13mi
1744 Escondido Dr Haslet, TX	3.0	2.0	1429	$1,995	$1.40	1d	1	1.14mi
1413 Mustang Canyon Dr Haslet, TX	4.0	2.0	1738	$2,125	$1.22	6d	1	1.14mi
15229 Grappling Irons Ln Haslet, TX	3.0	2.0	1451	$2,049	$1.41	45d	1	1.17mi
15021 Red Sands Trl Haslet, TX	3.0	2.0	1311	$2,045	$1.56	45d	1	1.19mi
15241 Grappling Irons Ln Haslet, TX	3.0	2.0	1451	$2,099	$1.45	45d	1	1.20mi
15240 Grappling Irons Ln Haslet, TX	3.0	2.0	1451	$2,099	$1.45	9d	1	1.20mi

HOA detail

• Monthly dues: $43 · $516/yr
• Likely covers: poolsecurity

Listing history 14 events

1. 2026-06-04
   status $275,000 Pending 21 DOM
2. 2026-06-03
   days on market $275,000 Active Option Contract 21 DOM
3. 2026-06-02
   days on market $275,000 Active Option Contract 20 DOM
4. 2026-06-01
   days on market $275,000 Active Option Contract 19 DOM
5. 2026-05-31
   days on market $275,000 Active Option Contract 18 DOM
6. 2026-05-13
   listed $275,000 Active 1442-char remark
7. 2017-04-27
   historical Active Option Contract
8. 2017-04-26
   historical
9. 2017-04-20
   price $184,990
10. 2017-04-12
    price $190,835
11. 2017-04-12
    listed $184,999 Active
12. 2007-05-11
    soldstatus

    Show marketing remark (483 chars)

    BRAND NEW 1STORY HOME BUILT BY LENNAR!OPEN HOME-KITCHEN OVERLOOKS FAMILY RM. GREAT FOR ENTERTAINING FAMILY & FRIENDS!EXCELLENT VALUE WITH C-TILE FLOOR IN KITCHEN, SOD, SPRINKLER, SECURITY SYS, EFFICIENT 12SEER HVAC, 6FT FENCE, WALK IN CLOSETS, CEILING FANS, MICROWAVE, WOOD EDGE TRIM@KITCHEN COUNTERS, SEPERATE SHOWER & GARDEN TUB@MASTER BTH & MORE!SENDERA RANCH HAS OVER 200 ACRES OF GREENBELTS, COMMUNITY POOL, PARKS, PLAYGROUND, SPORT FIELDS, ROLLER HOCKEY & MORE!

13. 2007-04-28
    historical

    Show marketing remark (483 chars)

    BRAND NEW 1STORY HOME BUILT BY LENNAR!OPEN HOME-KITCHEN OVERLOOKS FAMILY RM. GREAT FOR ENTERTAINING FAMILY & FRIENDS!EXCELLENT VALUE WITH C-TILE FLOOR IN KITCHEN, SOD, SPRINKLER, SECURITY SYS, EFFICIENT 12SEER HVAC, 6FT FENCE, WALK IN CLOSETS, CEILING FANS, MICROWAVE, WOOD EDGE TRIM@KITCHEN COUNTERS, SEPERATE SHOWER & GARDEN TUB@MASTER BTH & MORE!SENDERA RANCH HAS OVER 200 ACRES OF GREENBELTS, COMMUNITY POOL, PARKS, PLAYGROUND, SPORT FIELDS, ROLLER HOCKEY & MORE!

14. 2007-01-02
    listed $152,640

    Show marketing remark (483 chars)

    BRAND NEW 1STORY HOME BUILT BY LENNAR!OPEN HOME-KITCHEN OVERLOOKS FAMILY RM. GREAT FOR ENTERTAINING FAMILY & FRIENDS!EXCELLENT VALUE WITH C-TILE FLOOR IN KITCHEN, SOD, SPRINKLER, SECURITY SYS, EFFICIENT 12SEER HVAC, 6FT FENCE, WALK IN CLOSETS, CEILING FANS, MICROWAVE, WOOD EDGE TRIM@KITCHEN COUNTERS, SEPERATE SHOWER & GARDEN TUB@MASTER BTH & MORE!SENDERA RANCH HAS OVER 200 ACRES OF GREENBELTS, COMMUNITY POOL, PARKS, PLAYGROUND, SPORT FIELDS, ROLLER HOCKEY & MORE!

ⓘ 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: $5,013 · $418/mo
• Projected year-2 tax: $5,032 · $419/mo
• Expected delta: +$19/yr (+$2/mo · 0.4%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 22% chance of damaging wind over 30 yrs

Taxation est. · year 1

• Rental income: $27,945
• − Mortgage interest: −$15,404
• − Property taxes: −$5,013
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,236
• − Management: −$2,236
• − HOA: −$516
• − Depreciation: −$8,000
• Taxable loss: −$6,835
• Est. tax savings @ 24.0%: +$1,640
• After-tax cash flow: $-493/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: Tarrant County · 2,033,669 people
• City population: 911,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 34,249
• Household income: $143,555
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 358.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 14% Two or more races 13% Black 11% Asian 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Lithuanian 7% Slovak 4% Romanian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 6% Vietnamese 2% Other Indo-European 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: ▼ -78.77%
• Current HPI: 235.7417
• Rent YoY: ▲ 1.08%
• 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

+80.2% since first listed

11 events — show timeline

• 2026-06-03 Pending — NTREIS
• 2026-05-27 Contingent — NTREIS
• 2026-05-13 Listed $275,000 NTREIS
• 2017-04-27 Contingent — NTREIS
• 2017-04-26 Listing Removed — NTREIS
• 2017-04-20 Price Changed $184,990 NTREIS
• 2017-04-12 Price Changed $190,835 NTREIS
• 2017-04-12 Listed $184,999 NTREIS
• 2007-05-11 Sold (MLS) — NTREIS
• 2007-04-28 Listing Removed — NTREIS
• 2007-01-02 Listed $152,640 NTREIS

Property tax history

+3.6%/yr

Latest (2025): $5,013 · -14.8% YoY. Source: county tax records.