Morrow Plan · Fort Worth, TX 76036

$303,999

4 bd · 2.5 ba · 1,982 sqft · SingleFamily · 108 Days on market

Good condition Garage

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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 +6.3/30.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.1/5.0
• Schools +2.3/10.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks

This new two-story home boasts a spacious and modern design. On the first floor, a flexible open-concept floorplan combines the kitchen, living and dining areas, and the luxurious owner's suite is tucked into a private rear corner with a spa-inspired bathroom and walk-in closet. On the second floor, three secondary bedrooms surround a versatile loft for convenient shared living.

Key facts

• Walk-in closet
• Versatile loft
• 2 garage spots

Tags

• OPEN-CONCEPT FLOORPLAN
• SPA-INSPIRED BATHROOM
• WALK-IN CLOSET
• VERSATILE LOFT

🏗️ New construction. The $303,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $373,486.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $304k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-659 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (20.0% below list).
• Recommended offer: $243k (20.0% below list) — sets the bar for 1% rule.

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.
• 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.
• Zoned schools: Sidney H Poynter (math 12% / reading 27%, grade F, #3,583 of 4,322 statewide, top 86%, 422 students, 81% FRL); H F Stevens Middle (math 16% / reading 26%, grade F, #1,387 of 1,662 statewide, top 85%, 747 students, 84% FRL); Crowley H S (math 23% / reading 36%, grade F, #1,112 of 1,632 statewide, top 70%, 2,351 students, 72% FRL) — zoned schools average 79% FRL vs 52% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 1275 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 43d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 108 days — a 9% lower offer ($277k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,326 (20.0% 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 108 days. Have you received any prior offers? Is the seller open to a 20% 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. 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: 0.65% ✗
• Cap rate: 4.18%
• Cash-on-cash: -7.56%
• DSCR: 0.66
• GRM: 12.8

CMA / ARV

• ARV (median comp): $373,486
• List price: $303,999
• Delta: -18.60%
• 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
1001 Windsong Dr	0.17mi	4/2.0	2,029 (+2%)	3mo	$384,990	$190	84
1105 Turtle Hill Ln	0.23mi	4/2.0	1,937 (-2%)	2mo	$342,999	$177	82
1013 Stonehaven Ln	0.22mi	3/2.0 (-1)	1,991 (+0%)	2mo	$344,999	$173	80
1009 Birchwood Dr	0.36mi	4/2.0	2,029 (+2%)	3mo	$369,990	$182	75
1009 Stonehaven Ln	0.22mi	3/2.0 (-1)	1,868 (-6%)	2mo	$329,999	$177	71
1104 Meadow Vista Dr	0.40mi	4/2.0	1,898 (-4%)	2mo	$329,990	$174	70
1117 Hackberry Ln	0.46mi	4/2.0	2,038 (+3%)	2mo	$376,990	$185	70
1013 Birchwood Dr	0.37mi	4/3.0	2,106 (+6%)	0mo	$369,990	$176	70
1113 Birchwood Dr	0.46mi	4/2.5	2,102 (+6%)	1mo	$389,558	$185	67
1001 Fairfax Ct	0.21mi	4/2.0	2,205 (+11%)	3mo	$399,909	$181	67
1120 Hackberry Ln	0.47mi	4/2.0	1,898 (-4%)	3mo	$349,990	$184	66
1109 Chandler Dr	0.49mi	4/2.0	1,877 (-5%)	1mo	$349,990	$186	66

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: -30.3%
• Equity multiple: 0.00×
• Total profit: $-104,194
• Equity at exit: $55,688

10-year hold

• IRR: -35.7%
• Equity multiple: -0.45×
• Total profit: $-151,689
• Equity at exit: $32,292

Cash invested: $104,576 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 75 active · 42 under contract
• Months of supply: 11.5 mo (9%/mo absorbed)
• Median asking: $343,999 ($179/sqft)
• Median days on market: 108 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: +5.6% vs current asking $/sqft

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

ZIP-level market 76036

• Home prices YoY: -25.2%
• Rents YoY: 2.3%
• Active inventory: 1275
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,433 high
• Mortgage (P&I): −$1,959
• Tax est. 1.5%: −$467 /mo · $5,602/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-659

Break-even live

Break-even rent $3,267

Max offer price $278,156

Occupancy floor —

Sensitivity live

Price	-10% $-401	-5% $-530	+0% $-659	+5% $-788	+10% $-917
Rent	-10% $-851	-5% $-755	+0% $-659	+5% $-563	+10% $-467
Rate	-1.0pp $-471	-0.5pp $-564	base $-659	+0.5pp $-756	+1.0pp $-854

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: $93,372
• Closing costs: $11,205
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1312 Hunters Ridge Dr Crowley, TX	4.0	3.0	2155	$2,700	$1.25	59d	1	0.47mi
1137 Chandler Dr Crowley, TX	4.0	3.0	2075	$2,695	$1.30	0d	1	0.56mi
921 Loftin St Crowley, TX	3.0	2.0	1714	$2,086	$1.22	21d	1	0.76mi
616 Brooks St Crowley, TX	3.0	2.0	1675	$2,158	$1.29	4d	1	0.77mi
720 Watson Way Crowley, TX	3.0	2.0	1782	$2,095	$1.18	93d	1	0.82mi
728 Walls Blvd Crowley, TX	4.0	2.0	1790	$2,159	$1.21	8d	1	0.87mi
744 Walls Blvd Crowley, TX	4.0	2.0	1792	$2,300	$1.28	93d	1	0.89mi
705 Loftin St Crowley, TX	3.0	2.0	1514	$2,200	$1.45	93d	1	0.94mi
752 Rutherford Dr Crowley, TX	4.0	2.0	1856	$2,209	$1.19	93d	1	0.95mi
625 Hutchins Dr Crowley, TX	3.0	2.0	1357	$1,885	$1.39	93d	1	0.95mi
708 Cheryl St Crowley, TX	3.0	2.0	1659	$2,100	$1.27	68d	1	0.95mi
828 Walls Blvd Crowley, TX	4.0	2.0	1850	$2,195	$1.19	7d	1	0.96mi
632 Hutchins Dr Crowley, TX	3.0	2.0	1815	$2,230	$1.23	1d	1	0.99mi
552 Kerry St Crowley, TX	3.0	2.0	1636	$2,295	$1.40	51d	1	1.03mi
9125 Nevis Dr Fort Worth, TX	3.0	2.0	1497	$2,049	$1.37	15d	1	1.08mi
2604 Mill Springs Pass Fort Worth, TX	5.0	2.0	1822	$2,325	$1.28	28d	1	1.10mi
1650 Ruthdale Dr Fort Worth, TX	3.0	2.0	1500	$2,000	$1.33	41d	1	1.15mi
712 Lazy Crest Dr Fort Worth, TX	3.0	2.0	1342	$1,925	$1.43	19d	1	1.21mi
2720 Gains Mill Dr Fort Worth, TX	3.0	2.0	1757	$2,000	$1.14	48d	1	1.22mi
517 Misty Mountain Dr Fort Worth, TX	3.0	2.0	1342	$1,750	$1.30	16d	1	1.23mi
513 Pineview Ln Fort Worth, TX	4.0	2.5	2456	$2,250	$0.92	93d	1	1.24mi
3204 Montego Bay Ln Fort Worth, TX	3.0	2.0	1899	$2,350	$1.24	23d	1	1.26mi
2569 Prospect Hill Dr Fort Worth, TX	4.0	2.5	2531	$2,495	$0.99	30d	1	1.28mi
9124 Abaco Way Fort Worth, TX	4.0	2.0	1680	$2,020	$1.20	4d	1	1.30mi
812 E Prairie View Rd Crowley, TX	3.0	1.5	1512	$1,695	$1.12	25d	1	1.31mi
8457 Asheville Ln Fort Worth, TX	4.0	2.0	1796	$2,049	$1.14	93d	1	1.32mi
9157 Abaco Way Fort Worth, TX	4.0	2.0	1705	$2,089	$1.23	74d	1	1.32mi
9157 Abaco Way Fort Worth, TX	4.0	2.0	1705	$2,149	$1.26	93d	1	1.32mi
9165 Abaco Way Fort Worth, TX	4.0	2.0	1705	$2,095	$1.23	39d	1	1.33mi
433 Heritage Dr Crowley, TX	3.0	2.0	1783	$1,970	$1.10	59d	1	1.34mi
8440 Asheville Ln Fort Worth, TX	4.0	2.0	2048	$2,250	$1.10	62d	1	1.35mi
416 Heritage Dr Crowley, TX	3.0	2.0	2250	$2,250	$1.00	30d	1	1.35mi
416 Heritage Dr Crowley, TX	3.0	2.0	2250	$2,250	$1.00	52d	1	1.35mi
416 Heritage Dr Crowley, TX	3.0	2.0	2250	$2,250	$1.00	42d	1	1.35mi
501 McCurdy St Crowley, TX	5.0	2.0	1798	$2,850	$1.59	16d	1	1.35mi
304 E Clover Park Dr Fort Worth, TX	4.0	2.0	2474	$2,350	$0.95	18d	1	1.36mi
304 E Clover Park Dr Fort Worth, TX	4.0	2.0	2424	$2,400	$0.99	30d	1	1.36mi
304 E Clover Park Dr Fort Worth, TX	4.0	2.0	2424	$2,500	$1.03	43d	1	1.36mi
304 E Clover Park Dr Fort Worth, TX	4.0	2.0	2424	$2,525	$1.04	93d	1	1.36mi
220 Elk Run Dr Fort Worth, TX	3.0	2.0	1781	$1,965	$1.10	64d	1	1.36mi

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $303,999

Exterior

• Parking: Two covered garage parking spaces (2 total)
• Home design: New construction plan named MorrowSingle-family property
• Construction: Built in 2026Estimated living area listed as 1,982
• Exterior features: Address at 1304 Kaleidoscope Trl, Crowley, TX

Interior

• Bedrooms: Four bedrooms
• Bathrooms: Two full bathrooms and one half bath (2.5 total)
• Interior features: Open living area

Listing history 50 events

1. 2026-08-08
   days on market $303,999 Active 108 DOM
2. 2026-08-06
   days on market $303,999 Active 106 DOM
3. 2026-08-05
   days on market $303,999 Active 105 DOM
4. 2026-08-04
   days on market $303,999 Active 104 DOM
5. 2026-08-03
   days on market $303,999 Active 103 DOM
6. 2026-07-31
   days on market $303,999 Active 100 DOM
7. 2026-07-30
   days on market $303,999 Active 98 DOM
8. 2026-07-28
   days on market $303,999 Active 97 DOM
9. 2026-07-26
   days on market $303,999 Active 95 DOM
10. 2026-07-24
    days on market $303,999 Active 93 DOM
11. 2026-07-23
    days on market $303,999 Active 92 DOM
12. 2026-07-22
    days on market $303,999 Active 91 DOM
13. 2026-07-21
    days on market $303,999 Active 90 DOM
14. 2026-07-20
    days on market $303,999 Active 89 DOM
15. 2026-07-18
    days on market $303,999 Active 87 DOM
16. 2026-07-18
    days on market $303,999 Active 86 DOM
17. 2026-07-16
    days on market $303,999 Active 85 DOM
18. 2026-07-15
    days on market $303,999 Active 84 DOM
19. 2026-07-14
    days on market $303,999 Active 83 DOM
20. 2026-07-13
    days on market $303,999 Active 82 DOM
21. 2026-07-13
    days on market $303,999 Active 81 DOM
22. 2026-07-11
    days on market $303,999 Active 80 DOM
23. 2026-07-10
    days on market $303,999 Active 79 DOM
24. 2026-07-09
    days on market $303,999 Active 78 DOM
25. 2026-07-07
    days on market $303,999 Active 76 DOM
26. 2026-07-06
    days on market $303,999 Active 75 DOM
27. 2026-07-06
    days on market $303,999 Active 74 DOM
28. 2026-07-05
    days on market $303,999 Active 73 DOM
29. 2026-07-03
    days on market $303,999 Active 72 DOM
30. 2026-07-02
    days on market $303,999 Active 71 DOM
31. 2026-07-01
    days on market $303,999 Active 70 DOM
32. 2026-06-30
    days on market $303,999 Active 69 DOM
33. 2026-06-29
    days on market $303,999 Active 68 DOM
34. 2026-06-28
    days on market $303,999 Active 67 DOM
35. 2026-06-26
    days on market $303,999 Active 65 DOM
36. 2026-06-24
    days on market $303,999 Active 63 DOM
37. 2026-06-22
    days on market $303,999 Active 61 DOM
38. 2026-06-21
    days on market $303,999 Active 60 DOM
39. 2026-06-18
    days on market $303,999 Active 57 DOM
40. 2026-06-17
    days on market $303,999 Active 56 DOM
41. 2026-06-16
    days on market $303,999 Active 55 DOM
42. 2026-06-15
    days on market $303,999 Active 54 DOM
43. 2026-06-13
    days on market $303,999 Active 52 DOM
44. 2026-06-13
    days on market $303,999 Active 51 DOM
45. 2026-06-09
    days on market $303,999 Active 48 DOM
46. 2026-06-08
    days on market $303,999 Active 47 DOM
47. 2026-06-07
    days on market $303,999 Active 46 DOM
48. 2026-06-04
    days on market $303,999 Active 43 DOM
49. 2026-06-03
    days on market $303,999 Active 42 DOM
50. 2026-06-02
    days on market $303,999 Active 41 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 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: $29,199
• − Mortgage interest: −$20,921
• − Property taxes: −$5,602
• − Insurance: −$1,867
• − Repairs & maintenance: −$2,336
• − Management: −$2,336
• − Depreciation: −$10,865
• Taxable loss: −$14,729
• Est. tax savings @ 24.0%: +$3,535
• After-tax cash flow: $-4,371/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $9,910–$29,730 screening

This modern two-story home is in excellent condition with a good layout and curb appeal. It's move-in ready with minor updates that can further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Updating the kitchen backsplash — A backsplash can add visual interest and functionality to the kitchen ↑
• Rental Installing a smart thermostat — Smart thermostats can improve energy efficiency and attract tech-savvy renters ↑

ⓘ 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 23/100

Zoned Schools

Elementary Sidney H Poynter F TX #3,583/4,322 Nat'l #33,738/41,679 Middle H F Stevens Middle F TX #1,387/1,662 Nat'l #11,464/14,009 High Crowley H S F TX #1,112/1,632 Nat'l #11,215/17,239

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

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): 36,044
• Household income: $97,973
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 13% 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: 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%

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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: ▼ -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

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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

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $303,999

Exterior

• Parking: Two covered garage parking spaces (2 total)
• Home design: New construction plan named MorrowSingle-family property
• Construction: Built in 2026Estimated living area listed as 1,982
• Exterior features: Address at 1304 Kaleidoscope Trl, Crowley, TX

Interior

• Bedrooms: Four bedrooms
• Bathrooms: Two full bathrooms and one half bath (2.5 total)
• Interior features: Open living area