2429 Flowing Springs Dr · Fort Worth, TX 76177

$335,000

3 bd · 2.0 ba · 1,789 sqft · SingleFamily public records · 44 Days on market

Built 2019 5,401 sqft lot $187/sqft · 12% below area Est $380k · 12% under $55/mo HOA · 2% of rent ↓ 1% since listing

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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).

• ARV discount +12.9/15.0
• Cash flow +6.0/30.0
• Appreciation +5.0/10.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +0.3/10.0

Listing remarks

Unlock an exceptional financial advantage with this beautiful home which includes a bright and airy open-concept floor plan defined by arched doorways, neutral colors, and classic 6-panel interior doors that create a seamless flow. The gourmet kitchen is a chef's delight, boasting sleek granite countertops, a stylish subway tile backsplash, and stainless steel appliances including a recently replaced dishwasher and garbage disposal. A central island with a breakfast bar serves as a central hub, complemented by a walk-in pantry for effortless organization. Retreat to the secluded primary suite where relaxation awaits with separate vanities, a dedicated makeup area, a deep soaking tub, a sepa

Key facts

• Gourmet kitchen
• Granite countertops
• Walk-in pantry

Tags

• OPEN-CONCEPT FLOOR PLAN
• GOURMET KITCHEN
• GRANITE COUNTERTOPS
• SUBWAY TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• WALK-IN PANTRY

Property features AI

Finance

• Other: Community amenities include pool, park and greenbelt
• HOA & community: Mandatory HOA; HOA annual fee; HOA covers full use of facilities and management fees; HOA managed by NTX Management Group

Exterior

• Parking: Attached garage; 2-car garage with automatic garage door opener; Driveway; 2 covered parking spaces
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One-story; Built in 2019
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Covered front porch and patio; Gutters; Wood fencing; Landscaped yard; Sprinkler system; Subdivision setting

Interior

• Kitchen: Granite countertops; Kitchen island; Breakfast bar; Built-in cabinets; Walk-in pantry; Water line to refrigerator; Gas range; Microwave; Dishwasher; Disposal; Vented exhaust fan
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom with ensuite bath, garden tub, separate shower, dual sinks and walk-in closet; Secondary bedrooms feature split-bedroom layout
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air (electric)
• Interior features: Open floorplan; Granite counters; Kitchen island; Pantry; Cable TV available; High-speed internet available; Flat screen wiring; Window coverings
• Laundry & utility: Separate utility room; Full-size washer/dryer area; Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-643 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (33.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (28.4% below list).
• Recommended offer: $221k (33.9% below list) — sets the bar for cash-flow.

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: W R Hatfield El (math 48% / reading 46%, grade D-, #1,006 of 4,322 statewide, top 25%, 613 students, 29% FRL); Gene Pike Middle (math 47% / reading 46%, grade D+, #443 of 1,662 statewide, top 28%, 1,150 students, 29% FRL); Northwest H S (math 55% / reading 64%, grade C+, #275 of 1,632 statewide, top 19%, 2,264 students, 0% FRL) — zoned schools at 19% FRL track the district average.
• Market conditions: Rents flat; 119 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 10,531 units permitted in Denton County in 2024 (2,713 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $10k appreciation (3.0% local appreciation)).
• Denton County population projected at +66% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.

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 $221,414 (33.9% 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 44 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 3.99%
• Cash-on-cash: -8.23%
• DSCR: 0.63
• GRM: 11.6

CMA / ARV

• ARV (median comp): $380,314
• List price: $335,000
• Delta: -11.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2409 Open Range Dr	0.07mi	3/2.0	1,779 (-1%)	8mo	$340,000	$191	90
2421 Clay Creek Ln	0.31mi	4/2.0 (+1)	1,792 (+0%)	1mo	$335,000	$187	80
2457 Clay Creek Ln	0.29mi	4/2.0 (+1)	1,772 (-1%)	0mo	$339,000	$191	80
2437 Boot Jack Rd	0.25mi	4/2.0 (+1)	1,768 (-1%)	2mo	$339,990	$192	80
2437 Whispering Pines Dr	0.10mi	3/2.5	1,970 (+10%)	2mo	$339,900	$173	75
2561 Open Range Dr	0.25mi	3/2.0	1,698 (-5%)	7mo	$345,000	$203	74
2501 Red Draw Rd	0.34mi	4/2.0 (+1)	1,790 (+0%)	5mo	$325,000	$182	74
2541 Open Range Dr	0.19mi	3/2.0	1,966 (+10%)	4mo	$339,000	$172	71
15924 Avenel Way	0.60mi	3/2.0	1,840 (+3%)	2mo	$319,900	$174	65
15816 Oak Pointe Dr	0.63mi	4/2.0 (+1)	1,773 (-1%)	3mo	$335,000	$189	62
2513 Clay Creek Ln	0.30mi	3/2.0	2,031 (+14%)	4mo	$375,000	$185	60
2932 Saddle Creek Dr	0.73mi	3/2.0	1,795 (+0%)	7mo	$395,000	$220	59

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 · 0.96% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.94×
• Total profit: $-5,250
• Equity at exit: $150,631

10-year hold

• IRR: 2.3%
• Equity multiple: 1.35×
• Total profit: $32,963
• Equity at exit: $232,140

Cash invested: $93,800 (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 76177

• Rents YoY: 1.0%
• Active inventory: 119
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,399 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$587 /mo · $7,045/yr
• Insurance: −$140
• HOA: −$55
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-643

Break-even live

Break-even rent $3,213

Max offer price $221,414

Occupancy floor —

Sensitivity live

Price	-10% $-453	-5% $-548	+0% $-643	+5% $-738	+10% $-833
Rent	-10% $-833	-5% $-738	+0% $-643	+5% $-548	+10% $-453
Rate	-1.0pp $-474	-0.5pp $-558	base $-643	+0.5pp $-730	+1.0pp $-818

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15712 Buffalo Nickel Dr Fort Worth, TX	4.0	2.0	2016	$2,495	$1.24	9d	1	0.12mi
2343 Pratum Way Fort Worth, TX	2.0–3.0	2.5	1529	$2,618	$1.71	0d	10	0.17mi
15621 Bovis Way Fort Worth, TX	1.0–3.0	1.0–2.0	1085	$2,321	$2.14	0d	32	0.23mi
15621 Bovis Way Unit 2318 Fort Worth, TX	2.0	2.5	1525	$2,649	$1.74	45d	1	0.23mi
15704 Oak Pointe Dr Fort Worth, TX	4.0	2.0	1773	$2,595	$1.46	26d	1	0.61mi
2744 Cedar Ridge Ln Fort Worth, TX	3.0	2.0	1944	$2,091	$1.08	9d	1	0.63mi
2921 Cedar Ridge Ln Fort Worth, TX	4.0	2.0	2011	$2,565	$1.28	45d	1	0.73mi
15825 Carlton Oaks Dr Fort Worth, TX	3.0	2.0	1858	$2,395	$1.29	14d	1	0.76mi
15848 Championship Pkwy Fort Worth, TX	1.0–3.0	1.0–3.0	1100	$2,189	$1.99	0d	30	1.20mi
2124 Blanco Ln Justin, TX	3.0	2.0	1647	$1,995	$1.21	0d	1	1.24mi
2036 Navada Way Justin, TX	4.0	2.5	2609	$2,260	$0.87	17d	1	1.40mi

HOA detail

• Monthly dues: $55 · $660/yr
• Likely covers: trash

Listing history 16 events

1. 2026-06-22
   days on market $335,000 Active 44 DOM
2. 2026-06-18
   days on market $335,000 Active 41 DOM
3. 2026-06-17
   days on market $335,000 Active 40 DOM
4. 2026-06-16
   days on market $335,000 Active 39 DOM
5. 2026-06-15
   days on market $335,000 Active 38 DOM
6. 2026-06-13
   days on market $335,000 Active 36 DOM
7. 2026-06-10
   price $335,000 Active 32 DOM
8. 2026-06-09
   days on market $340,000 Active 32 DOM
9. 2026-06-08
   days on market $340,000 Active 31 DOM
10. 2026-06-07
    days on market $340,000 Active 30 DOM
11. 2026-06-04
    days on market $340,000 Active 27 DOM
12. 2026-06-03
    days on market $340,000 Active 26 DOM
13. 2026-06-02
    days on market $340,000 Active 25 DOM
14. 2026-06-01
    days on market $340,000 Active 24 DOM
15. 2026-05-31
    days on market $340,000 Active 23 DOM
16. 2026-05-08
    listed $340,000 Active 1530-char remark

ⓘ 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: $7,045 · $587/mo
• Projected year-2 tax: $7,045 · $587/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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,792
• − Mortgage interest: −$18,765
• − Property taxes: −$7,045
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,303
• − Management: −$2,303
• − HOA: −$660
• − Depreciation: −$9,745
• Taxable loss: −$13,706
• Est. tax savings @ 24.0%: +$3,289
• After-tax cash flow: $-4,426/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): 25,012
• Household income: $104,189
• Rent vs Own: 53.6% rent · 46.4% own
• Severe rent burden: 494.0

Population outlook (Denton County) Hauer SSP2

• Today (2025): 1,053,010 people
• By 2030: 1,192,269 · +13.2%
• By 2040: 1,472,920 · +39.9%
• By 2050: 1,746,506 · +65.9%
• By 2075: 2,358,497 · +124.0%
• By 2100: 2,779,183 · +163.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 55% Hispanic / Latino 18% Two or more races 11% Black 11% Asian 9% Native American 1%
• Hispanic origin (detail): Mexican 14% Puerto Rican 2%
• Common ancestry: Slovak 5% Romanian 4% Danish 2%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 80% English-only · Spanish 8% Other Indo-European 3% French/Haitian/Cajun 3%

Political lean MEDSL · Denton

• 2024 margin: R (+13.2) · D 42.7% · R 55.8% · Other 1.5%
• 2008→2024 swing: +11.0pp toward D · 2008: -24.2pp · 2024: -13.2pp
• All cycles: 2024: R+13.2 2020: R+8.1 2016: R+20.2 2012: R+31.7 2008: R+24.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: ▲ 0.96%
• 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

-1.5% since first listed

2 events — show timeline

• 2026-06-10 Price Changed $335,000 NTREIS
• 2026-05-08 Listed $340,000 NTREIS

Property tax history

+30.7%/yr

Latest (2025): $7,045 · +58.2% YoY. Source: county tax records.