125 Plan · Fort Worth, TX 76040

$165,000

2 bd · 2.0 ba · 1,365 sqft · SingleFamily · 671 Days on market

Good condition $121/sqft · 43% below area Est $288k · 43% under

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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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Luxury plan with pampered bath and cook's dream kitchen. Upgrade stainless steel appliances. Upgrade kitchen vent with beautiful, paneled millwork. Extensive and Expensive tile in kitchen. Harston Woods is a land-lease community. Monthly lot rental fees are $670 for standard lots and $705 for premium lots. License # MHDRET36197. Call 817-540-2000 for more information.

Key facts

• Upgrade kitchen vent
• Listed 670 days

Tags

• UPGRADE KITCHEN VENT
• EXPENSIVE TILE IN KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.0% 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.
• Hurst-Euless-Bedford ISD (suburban): math 47% / reading 50% proficiency, ranked #193 of 826 in TX (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wilshire El (math 47% / reading 42%, grade F, #1,155 of 4,322 statewide, top 29%, 641 students, 64% FRL); Harwood J H (math 57% / reading 65%, grade B+, #145 of 1,662 statewide, top 9%, 1,038 students, 45% FRL); Trinity H S (math 62% / reading 17%, grade F, #821 of 1,632 statewide, top 53%, 2,665 students, 56% FRL).
• Market conditions: Rents rising (+1.6%/yr); 148 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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 671 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 671 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: 1.05% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.80%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (median comp): $287,874
• List price: $165,000
• Delta: -42.68%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
909 Columbus Ct	1.42mi	3/2.0 (+1)	1,382 (+1%)	4mo	$340,000	$246	55
912 Shell Ct	1.39mi	3/2.0 (+1)	1,410 (+3%)	1mo	$299,999	$213	54
2313 Gettysburg Pl	1.45mi	3/2.0 (+1)	1,449 (+6%)	6mo	$325,000	$224	45
733 Bluebonnet Dr	1.48mi	3/2.0 (+1)	1,233 (-10%)	2mo	$299,000	$242	42
1211 Princeton Pl	1.04mi	3/2.0 (+1)	1,502 (+10%)	1mo	$360,000	$240	42
813 Prestwick St	1.27mi	3/2.0 (+1)	1,503 (+10%)	5mo	$285,000	$190	39
2312 Dalewood Ln	1.49mi	2/2.0	1,138 (-17%)	4mo	$200,000	$176	37
1208 Hanover Dr	1.04mi	3/2.0 (+1)	1,660 (+22%)	1mo	$349,000	$210	34
817 Savannah Way	1.27mi	3/2.0 (+1)	1,654 (+21%)	4mo	$379,900	$230	32
904 Nelson Ter	1.46mi	3/2.0 (+1)	1,139 (-17%)	4mo	$245,000	$215	31
2806 Amberton Pl	1.19mi	3/2.0 (+1)	1,705 (+25%)	5mo	$329,900	$193	31
812 Prestwick St	1.27mi	3/2.0 (+1)	1,639 (+20%)	5mo	$325,000	$198	31

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 · 1.62% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.68×
• Total profit: $-14,859
• Equity at exit: $24,602

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-3,962
• Equity at exit: $14,266

Cash invested: $46,200 (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 →

Active competition Active MLS

• For sale now: 3 active
• Median asking: $165,000 ($141/sqft)
• Median days on market: 573 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +49.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76040

• Home prices YoY: -23.6%
• Rents YoY: 1.6%
• Active inventory: 148
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,726 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $223

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 82%

Sensitivity live

Price	-10% $337	-5% $280	+0% $223	+5% $166	+10% $109
Rent	-10% $87	-5% $155	+0% $223	+5% $291	+10% $360
Rate	-1.0pp $306	-0.5pp $265	base $223	+0.5pp $180	+1.0pp $137

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: $41,250
• Closing costs: $4,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10684 Tube Dr Unit 502 Hurst, TX	3.0	2.0	1778	$1,845	$1.04	82d	1	0.44mi
10604 Tube Dr Unit 104 Hurst, TX	2.0	2.5	1350	$1,650	$1.22	29d	1	0.50mi
10604 Tube Dr Unit 104 Hurst, TX	2.0	2.5	1350	$1,625	$1.20	6d	1	0.50mi
10604 Tube Dr Unit 10684-502 Hurst, TX	3.0	2.0	1778	$1,845	$1.04	82d	1	0.50mi
10604 Tube Dr Unit 103 Hurst, TX	2.0	2.5	1350	$1,695	$1.26	44d	1	0.50mi
10552 Tube Dr Unit 803 Hurst, TX	3.0	2.0	1600	$1,995	$1.25	139d	1	0.50mi
10548 Tube Dr Unit 704 Hurst, TX	3.0	2.0	1600	$1,995	$1.25	139d	1	0.50mi
10524 Tube Dr Unit 102 Hurst, TX	3.0	2.0	1600	$2,200	$1.38	5d	1	0.50mi
10520 Tube Dr Unit 10524-101 Hurst, TX	3.0	2.0	1600	$1,995	$1.25	36d	1	0.52mi
10520 Tube Dr Unit 10552-803 Hurst, TX	3.0	2.0	1600	$1,995	$1.25	139d	1	0.52mi
10520 Tube Dr Unit 10524-102 Hurst, TX	3.0	2.0	1600	$2,200	$1.38	5d	1	0.52mi
3475 Valley Vista Dr Fort Worth, TX	3.0	2.0	1500	$1,995	$1.33	120d	1	0.54mi
3475 Valley Vista Dr Fort Worth, TX	3.0	2.0	1500	$2,095	$1.40	139d	1	0.54mi
3413 Valley Vista Dr Hurst, TX	3.0	2.0	1500	$1,995	$1.33	20d	1	0.56mi
10433 Lake Ter Hurst, TX	3.0	2.0	1842	$2,300	$1.25	28d	1	0.58mi
3520 Garrett Rd Euless, TX	3.0	2.0	1151	$1,945	$1.69	94d	1	0.61mi
3601 Valley Vista Dr Unit 107 Hurst, TX	3.0	2.0	1520	$1,890	$1.24	11d	1	0.67mi
3601 Valley Vista Dr Unit 3621-505 Hurst, TX	2.0	2.5	1350	$1,650	$1.22	5d	1	0.67mi
3601 Valley Vista Dr Unit 3629-701 Hurst, TX	3.0	2.0	1520	$1,865	$1.23	47d	1	0.67mi
3601 Valley Vista Dr Unit 3601-107 Hurst, TX	3.0	2.0	1520	$1,890	$1.24	0d	1	0.67mi
3601 Valley Vista Dr Unit 3625-601 Hurst, TX	2.0	2.5	1350	$1,650	$1.22	120d	1	0.67mi
3601 Valley Vista Dr Unit 3625-605 Hurst, TX	2.0	2.5	1350	$1,650	$1.22	74d	1	0.67mi
3625 Valley Vista Dr Unit 601 Hurst, TX	2.0	2.5	1350	$1,650	$1.22	120d	1	0.69mi
3625 Valley Vista Dr #605 Hurst, TX	2.0	2.5	1350	$1,650	$1.22	74d	1	0.69mi
3629 Valley Vista Dr Unit 701 Fort Worth, TX	3.0	2.0	1520	$1,865	$1.23	47d	1	0.70mi
3409 Valley Vista Dr Hurst, TX	3.0	2.0	1500	$1,995	$1.33	44d	1	0.72mi
3409 Valley Vista Dr Hurst, TX	3.0	2.0	1500	$1,995	$1.33	20d	1	0.72mi
3621 Valley Vista Dr #505 Hurst, TX	2.0	2.5	1350	$1,650	$1.22	31d	1	0.72mi
1601 Sotogrande Blvd Hurst, TX	4.0	1.0–4.0	1422	$1,950	$1.37	0d	245	0.76mi
1768 Sotogrande Blvd Hurst, TX	2.0	2.0	1060	$1,183	$1.12	10d	1	0.86mi
1700 Sotogrande Blvd Hurst, TX	3.0	2.0	1421	$2,084	$1.47	19d	1	0.86mi
1700 Sotogrande Blvd Hurst, TX	1.0	1.0	897	$1,440	$1.61	7d	1	0.86mi
1700 Sotogrande Blvd Hurst, TX	2.0	2.0	1080	$1,658	$1.54	4d	1	0.86mi
1700 Sotogrande Blvd Hurst, TX	1.0	1.0	997	$1,415	$1.42	117d	1	0.86mi
1700 Sotogrande Blvd Hurst, TX	1.0	2.0	1008	$1,267	$1.26	98d	1	0.86mi
1700 Sotogrande Blvd Hurst, TX	2.0	2.0	1080	$1,339	$1.24	120d	1	0.86mi
1700 Sotogrande Blvd Hurst, TX	1.0	1.0	997	$1,507	$1.51	6d	1	0.86mi
1700 Sotogrande Blvd Hurst, TX	2.0	2.0	1080	$1,862	$1.72	2d	1	0.86mi
1700 Sotogrande Blvd Hurst, TX	2.0	2.0	1080	$1,760	$1.63	54d	1	0.86mi
1700 Sotogrande Blvd Hurst, TX	3.0	2.0	1321	$2,045	$1.55	76d	1	0.86mi

Listing history 50 events

1. 2026-09-24
   days on market $165,000 Active 671 DOM
2. 2026-09-23
   days on market $165,000 Active 670 DOM
3. 2026-09-22
   days on market $165,000 Active 669 DOM
4. 2026-09-21
   days on market $165,000 Active 668 DOM
5. 2026-09-20
   days on market $165,000 Active 667 DOM
6. 2026-09-19
   days on market $165,000 Active 666 DOM
7. 2026-09-18
   days on market $165,000 Active 665 DOM
8. 2026-09-17
   days on market $165,000 Active 664 DOM
9. 2026-09-16
   days on market $165,000 Active 663 DOM
10. 2026-09-15
    days on market $165,000 Active 662 DOM
11. 2026-09-14
    days on market $165,000 Active 661 DOM
12. 2026-09-13
    days on market $165,000 Active 660 DOM
13. 2026-09-12
    days on market $165,000 Active 659 DOM
14. 2026-09-11
    days on market $165,000 Active 658 DOM
15. 2026-09-05
    days on market $165,000 Active 652 DOM
16. 2026-09-04
    days on market $165,000 Active 651 DOM
17. 2026-09-02
    days on market $165,000 Active 649 DOM
18. 2026-08-31
    days on market $165,000 Active 647 DOM
19. 2026-08-29
    days on market $165,000 Active 645 DOM
20. 2026-08-28
    days on market $165,000 Active 644 DOM
21. 2026-08-27
    days on market $165,000 Active 643 DOM
22. 2026-08-25
    days on market $165,000 Active 641 DOM
23. 2026-08-24
    days on market $165,000 Active 640 DOM
24. 2026-08-23
    days on market $165,000 Active 639 DOM
25. 2026-08-22
    days on market $165,000 Active 638 DOM
26. 2026-08-21
    days on market $165,000 Active 637 DOM
27. 2026-08-20
    days on market $165,000 Active 636 DOM
28. 2026-08-19
    days on market $165,000 Active 635 DOM
29. 2026-08-18
    days on market $165,000 Active 634 DOM
30. 2026-08-17
    days on market $165,000 Active 633 DOM
31. 2026-08-16
    days on market $165,000 Active 632 DOM
32. 2026-08-15
    days on market $165,000 Active 631 DOM
33. 2026-08-14
    days on market $165,000 Active 630 DOM
34. 2026-08-13
    days on market $165,000 Active 629 DOM
35. 2026-08-12
    days on market $165,000 Active 628 DOM
36. 2026-08-11
    days on market $165,000 Active 627 DOM
37. 2026-08-10
    days on market $165,000 Active 626 DOM
38. 2026-08-09
    days on market $165,000 Active 625 DOM
39. 2026-08-08
    days on market $165,000 Active 624 DOM
40. 2026-08-06
    days on market $165,000 Active 622 DOM
41. 2026-08-05
    days on market $165,000 Active 621 DOM
42. 2026-08-04
    days on market $165,000 Active 620 DOM
43. 2026-08-03
    days on market $165,000 Active 619 DOM
44. 2026-07-31
    days on market $165,000 Active 616 DOM
45. 2026-07-30
    days on market $165,000 Active 614 DOM
46. 2026-07-28
    days on market $165,000 Active 613 DOM
47. 2026-07-26
    days on market $165,000 Active 611 DOM
48. 2026-07-24
    days on market $165,000 Active 609 DOM
49. 2026-07-23
    days on market $165,000 Active 608 DOM
50. 2026-07-22
    days on market $165,000 Active 607 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,711
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$4,800
• Taxable income: $55
• Est. tax owed @ 24.0%: −$13
• After-tax cash flow: $2,665/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 · 11 photos

Good 80/100 Cosmetic rehab Est. rehab $6,825–$20,475 screening

This home is in good condition with modern finishes and a good layout. It has potential for further value increases with minor updates.

Value-add opportunities

• Both Paint interior walls — Fresh paint can make a home more appealing ↑
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and adds value ↑
• Both Install smart home devices — Smart home devices can increase convenience and property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Wilshire El F TX #1,155/4,322 Nat'l #16,061/41,679 Middle Harwood J H B+ TX #145/1,662 Nat'l #1,667/14,009 High Trinity H S F TX #821/1,632 Nat'l #8,293/17,239

Schools (NCES district)

• District: Hurst-Euless-Bedford ISD
• NCES district ID: 4824060
• Math proficiency: 47% ▼ -15.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $56,086
• Composite: 42.12/100
• National rank: #3316
• State rank: #193 of 826 in TX

A Composite livability gradescore 80/100

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 · 2,380,417 people
• City population: 911,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 31,677
• Household income: $72,661
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 17% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.78)
• Race & ethnicity: White 31% Black 24% Hispanic / Latino 22% Two or more races 16% Asian 14% Pacific Islander 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 2%
• Common ancestry: Italian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 27% · Canada, Vietnam, China
• Languages at home: 59% English-only · Spanish 16% Other Indo-European 8% Other Asian/Pacific 4%

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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: ▼ -83.82%
• Current HPI: 271.7474
• Rent YoY: ▲ 1.62%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

5 events — show timeline

• 2025-03-01 Relisted — Zillow
• 2025-02-11 Delisted — Zillow
• 2025-01-14 Relisted — Zillow
• 2024-11-05 Delisted — Zillow
• 2024-08-26 Listed $165,000 Zillow