7804 Skylake Dr · Fort Worth, TX 76179

$290,000

4 bd · 3.0 ba · 2,335 sqft · SingleFamily public records · 9 Days on market

Built 1978 0.27 ac lot Est $465k · 38% under $6/mo HOA ↓ 30% since listing

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Why this score? — see what drove the C 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 +17.5/30.0
• ARV discount +15.0/15.0
• 1% rule +5.7/10.0
• DSCR +5.5/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for a buy and hold strategy. Welcome to this stunning two-story home nestled in the desirable Lake Country Estates subdivision, just a short stroll from the picturesque Eagle Mountain Lake. This beautifully maintained residence offers an abundance of space and modern amenities to make everyday living a joy. As you enter the home, you will be greeted by two generously sized living areas, perfect for both entertaining and relaxing with family and friends. The kitchen is a culinary delight, featuring sleek quartz countertops and state-of-the-art stainless-steel appliances, making meal preparation a dream. The dining area is ideal for hosting gatherings, seamlessly connecting

Key facts

• Quartz countertops
• Eagle mountain lake
• Dining area

Tags

• TWO STORY HOME
• EAGLE MOUNTAIN LAKE
• TWO LIVING AREAS
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• DINING AREA

Property features AI

Finance

• Other: Probate listing; Possession at closing/funding
• Financial info: Listing terms: Cash; Treat as clear loan type; Second mortgage: No
• HOA & community: Voluntary association; Annual association fee of $75 (management fees included); HOA: Lake Country Property Owners Association

Exterior

• Parking: Attached 2-car garage with automatic door opener (garage faces side); Two covered parking spaces; Concrete driveway
• Security: Security system; Smoke detectors
• Utilities: City water; City sewer; Electricity connected; Cable available; Phone available; Concrete curbs
• Home design: Single-family residence (residential); Attached property; Two stories; Preowned (built in 1978); Subdivision: Lake Country Estates Add
• Construction: Brick construction; Composition roof; Year built 1978
• Exterior features: Gutters; Storage; Few trees; Grassed vegetation; Easements: None

Interior

• Kitchen: Granite countertops; Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: Four bedrooms total; Primary bedroom located on the second floor with dual sinks, garden tub, separate shower, and walk-in closet(s); Additional bedrooms on first and second floors
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating; Electric heating; Fireplace(s) for supplemental heat; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Built-in features; Cable TV available; Decorative lighting; Granite counters; High-speed internet available; Walk-in closets; One living area; One dining area; Room count: 9; Two levels
• Laundry & utility: Utility room with built-in cabinets

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Cap rate 7.2% 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.
• Eagle Mt-Saginaw ISD (urban): math 35% / reading 42% proficiency, ranked #361 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lake Country El (679 students, 32% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: Rents rising (+1.5%/yr); 1073 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• This rent runs 35% of the median local income ($107k/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 9 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.07% ✓
• Cap rate: 7.22%
• Cash-on-cash: 3.31%
• DSCR: 1.15
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $464,665
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7640 Skylake Dr	0.37mi	3/2.5 (-1)	2,344 (+0%)	4mo	$384,900	$164	72
7704 Skylake Dr	0.32mi	3/2.0 (-1)	2,262 (-3%)	0mo	$449,900	$199	71
8569 Woodlake Cir	0.37mi	4/2.5	2,237 (-4%)	4mo	$435,000	$194	70
8516 Sunset Cove Ct	0.60mi	4/2.5	2,294 (-2%)	3mo	$650,000	$283	65
8678 Glen Hollow Dr	0.61mi	4/2.5	2,221 (-5%)	1mo	$449,000	$202	61
9140 Westwood Shores Dr	0.68mi	4/3.0	2,436 (+4%)	3mo	$447,800	$184	59
7604 Trailridge Dr	0.61mi	3/3.5 (-1)	2,191 (-6%)	4mo	$445,000	$203	51
7516 Lochwood Ct	0.45mi	3/2.0 (-1)	2,144 (-8%)	7mo	$469,900	$219	50
9101 Westwood Shores Dr	0.69mi	3/3.0 (-1)	2,422 (+4%)	8mo	$450,000	$186	50
8917 Crest Wood Dr	0.59mi	4/3.5	2,592 (+11%)	3mo	$620,000	$239	50
8548 Woodridge Ct	0.44mi	3/3.0 (-1)	2,016 (-14%)	3mo	$379,900	$188	50
8305 Mountain Lake Ct	0.68mi	3/3.5 (-1)	2,143 (-8%)	0mo	$425,000	$198	48

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 · 1.51% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.54×
• Total profit: $-37,112
• Equity at exit: $43,240

10-year hold

• IRR: -6.5%
• Equity multiple: 0.61×
• Total profit: $-31,449
• Equity at exit: $25,074

Cash invested: $81,200 (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 76179

• Rents YoY: 1.5%
• Active inventory: 1073
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,108 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$584 /mo · $7,002/yr
• Insurance: −$121
• HOA: −$6
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $224

Break-even live

Break-even rent $2,824

Max offer price $290,000

Occupancy floor 88%

Sensitivity live

Price	-10% $388	-5% $306	+0% $224	+5% $142	+10% $60
Rent	-10% $-21	-5% $102	+0% $224	+5% $347	+10% $470
Rate	-1.0pp $370	-0.5pp $298	base $224	+0.5pp $149	+1.0pp $73

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4146 Shore Front Dr Fort Worth, TX	4.0	3.0	2397	$4,950	$2.07	2d	1	0.61mi
7129 Aves St Fort Worth, TX	3.0	2.5	3050	$4,000	$1.31	0d	1	0.84mi
8725 Hidden Hill Dr Fort Worth, TX	3.0	2.5	2052	$2,500	$1.22	25d	1	0.85mi
9532 Thorncrown Ln Fort Worth, TX	3.0	2.5	1856	$2,100	$1.13	19d	1	0.89mi
9525 Thorncrown Ln Fort Worth, TX	3.0	3.0	1999	$2,400	$1.20	0d	1	0.90mi
9601 Thorncrown Ln Fort Worth, TX	3.0	2.5	1906	$2,600	$1.36	25d	1	0.96mi
9613 Thorncrown Ln Fort Worth, TX	3.0	2.5	1907	$2,295	$1.20	25d	1	0.97mi
9600 Sullivan Ln Fort Worth, TX	3.0	2.0	1782	$2,500	$1.40	25d	1	0.99mi
9709 Thorncrown Ln Fort Worth, TX	3.0	2.5	1933	$2,350	$1.22	0d	1	1.00mi
9832 El Colina Dr Fort Worth, TX	3.0	2.5	3244	$4,495	$1.39	0d	1	1.27mi

HOA detail

• Monthly dues: $6 · $72/yr

Listing history 7 events

1. 2026-06-21
   days on market $290,000 Active 9 DOM
2. 2026-06-18
   days on market $290,000 Active 6 DOM
3. 2026-06-17
   days on market $290,000 Active 5 DOM
4. 2026-06-16
   days on market $290,000 Active 4 DOM
5. 2026-06-15
   days on market $290,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $290,000 Active 1 DOM

ⓘ 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: $7,002 · $584/mo
• Projected year-2 tax: $7,002 · $584/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,298
• − Mortgage interest: −$16,245
• − Property taxes: −$7,002
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,984
• − Management: −$2,984
• − HOA: −$72
• − Depreciation: −$8,436
• Taxable loss: −$1,875
• Est. tax savings @ 24.0%: +$450
• After-tax cash flow: $3,142/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: Eagle Mt-Saginaw ISD
• NCES district ID: 4817700
• Math proficiency: 35% ▼ -16.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $72,781
• Composite: 35.41/100
• National rank: #4945
• State rank: #361 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): 80,090
• Household income: $107,428
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 1494.0

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 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 28% Two or more races 14% Black 12% Asian 4%
• Hispanic origin (detail): Mexican 22% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 15% Other Asian/Pacific 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: ▼ -137.12%
• Current HPI: 237.6676
• Rent YoY: ▲ 1.51%
• 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

-30.1% since first listed

10 events — show timeline

• 2026-06-12 Listed $290,000 NTREIS
• 2025-09-11 Pending — NTREIS
• 2025-08-30 Contingent — NTREIS
• 2025-07-22 Price Changed $375,000 NTREIS
• 2025-06-10 Price Changed $385,000 NTREIS
• 2025-05-21 Price Changed $400,000 NTREIS
• 2025-05-02 Listed $415,000 NTREIS
• 1999-11-17 Sold (Public Records) — Public Records
• 1990-03-08 Sold (Public Records) — Public Records
• 1988-12-06 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $7,002 · -19.1% YoY. Source: county tax records.