728 Rubicon Rd · Fort Worth, TX 76247

$394,990

4 bd · 2.0 ba · 2,014 sqft · SingleFamily · 43 Days on market

Built 2026 $196/sqft · 26% below area Est $531k · 26% under

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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 +15.0/15.0
• Cash flow +8.1/30.0
• Livability +4.0/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +2.1/10.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The property is located at 728 RUBICON ROAD FORT WORTH TX 76247 priced at 394990, the square foot and stories are 2014, 1.The number of bath is 2, halfbath is 0 there are 4 bedrooms and 2 garages. For more details please, call or email.

Key facts

• 2 garage spots
• Built 2026
• Listed 43 days

Property features AI

Finance

• Other: Address: 728 Rubicon Rd, Fort Worth TX 76247; Plan name: BLANCO; Inventory type: Spec; Listing last modified May 21, 2026
• Financial info: List price $415,110

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family residence; Active listing
• Exterior features: Living area 2014

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec new construction (BLANCO plan)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $395k.

Deal economics

• At list price, monthly cash flow is $-392 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $338k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (25.1% below list).
• Recommended offer: $296k (25.1% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: schools D+, crime F.
• Fort Worth ISD (urban): math 18% / reading 28% proficiency, ranked #742 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.5%/yr); 1498 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $3k of loan paydown is wiped out by about $12k 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 43 days — a 3% lower offer ($383k) is reasonable based on typical stale-listing flexibility.

Recommended offer $295,855 (25.1% 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 43 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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: 0.75% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.26%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $531,466
• List price: $394,990
• Delta: -25.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2336 W Rosedale St S	0.41mi	3/3.0 (-1)	1,967 (-2%)	20mo	$399,000	$203	52
2244 Mistletoe Blvd	0.55mi	3/2.0 (-1)	1,821 (-10%)	23mo	$439,000	$241	34
2123 Harrison Ave	0.72mi	4/3.0	2,235 (+11%)	12mo	$615,000	$275	34
2229 W Magnolia Ave	0.65mi	3/2.0 (-1)	1,836 (-9%)	23mo	$585,000	$319	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -26.9%
• Equity multiple: 0.12×
• Total profit: $-97,625
• Equity at exit: $58,894

10-year hold

• IRR: -39.5%
• Equity multiple: -0.36×
• Total profit: $-150,521
• Equity at exit: $34,152

Cash invested: $110,597 (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 76247

• Home prices YoY: -13.3%
• Rents YoY: -0.5%
• Active inventory: 1498
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,959 high
• Mortgage (P&I): −$2,071
• Tax est. 1.5%: −$494 /mo · $5,925/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $-392

Break-even live

Break-even rent $3,455

Max offer price $338,204

Occupancy floor —

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: $98,748
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2234 Irwin St Fort Worth, TX	3.0	2.5	1670	$2,000	$1.20	44d	1	0.47mi
2236 Irwin St Fort Worth, TX	3.0	2.5	1670	$2,000	$1.20	44d	1	0.48mi
929 Norwood St Fort Worth, TX	3.0	1.0–2.0	1048	$2,595	$2.48	2d	78	0.79mi
2601 W 7th St Fort Worth, TX	1.0–3.0	1.0–2.0	1177	$2,479	$2.11	3d	29	0.81mi
3703 Byers Ave Fort Worth, TX	3.0	2.5	2020	$2,995	$1.48	44d	1	0.96mi
600 Harrold St Fort Worth, TX	3.0	4.0	2792	$4,165	$1.49	17d	1	0.98mi
600 Harrold St Fort Worth, TX	3.0	4.0	2792	$4,165	$1.49	22d	1	0.98mi
3636 Dexter Ave Unit 3632 Fort Worth, TX	3.0	2.5	1549	$1,875	$1.21	44d	1	0.98mi
600 Harrold St Unit 611 Fort Worth, TX	3.0	2.0	1506	$2,602	$1.73	3d	1	1.00mi
701 Arch Adams Ln Unit 734 Fort Worth, TX	3.0	2.0	1538	$2,164	$1.41	44d	1	1.02mi
701 Arch Adams Ln Unit 3121 Fort Worth, TX	3.0	2.0	1538	$2,121	$1.38	3d	1	1.02mi
2815 Merrimac St Fort Worth, TX	3.0	2.5	2254	$3,200	$1.42	44d	1	1.03mi
3721 Harley Ave #2 Fort Worth, TX	3.0	2.5	1987	$3,600	$1.81	44d	1	1.08mi
1208 W Magnolia Ave Fort Worth, TX	4.0	2.0	1967	$1,800	$0.92	44d	1	1.13mi
3411 W 6th St Fort Worth, TX	3.0	3.5	2442	$4,250	$1.74	44d	1	1.14mi
1921 Ben Hall Ct Fort Worth, TX	3.0	1.0	1507	$2,850	$1.89	10d	1	1.14mi
2805 Weisenberger St #502 Fort Worth, TX	3.0	3.5	2024	$3,250	$1.61	44d	1	1.24mi
2801 Weisenberger St Fort Worth, TX	3.0	4.0	2053	$3,395	$1.65	44d	1	1.24mi
1817 Belle Pl Fort Worth, TX	3.0	2.0	2022	$3,000	$1.48	24d	1	1.25mi
3728 Bunting Ave Fort Worth, TX	3.0	2.0	1570	$4,000	$2.55	24d	1	1.25mi
218 Wimberly St Fort Worth, TX	3.0	2.5	2080	$3,400	$1.63	5d	1	1.29mi
1724 5th Ave Fort Worth, TX	3.0	2.5	2479	$3,000	$1.21	24d	1	1.30mi
207 Adrian Dr Fort Worth, TX	3.0	2.5	2042	$3,300	$1.62	15d	1	1.32mi
700 W Vickery Blvd Fort Worth, TX	3.0	1.0–3.5	1294	$5,399	$4.17	1d	119	1.36mi
4036 Dexter Ave Fort Worth, TX	3.0	2.0	2155	$2,890	$1.34	24d	1	1.37mi
916 W Peach St Fort Worth, TX	3.0	3.5	2231	$5,200	$2.33	44d	1	1.43mi
2101 Fairmount Ave Fort Worth, TX	3.0	2.5	1516	$3,200	$2.11	2d	1	1.46mi

Listing history 14 events

1. 2026-06-18
   days on market $394,990 Active 43 DOM
2. 2026-06-17
   days on market $394,990 Active 42 DOM
3. 2026-06-16
   days on market $394,990 Active 41 DOM
4. 2026-06-15
   pricedays on market $394,990 Active 40 DOM
5. 2026-06-13
   days on market $409,990 Active 38 DOM
6. 2026-06-09
   days on market $409,990 Active 34 DOM
7. 2026-06-08
   days on market $409,990 Active 33 DOM
8. 2026-06-07
   days on market $409,990 Active 32 DOM
9. 2026-06-04
   days on market $409,990 Active 29 DOM
10. 2026-06-03
    days on market $409,990 Active 28 DOM
11. 2026-06-02
    days on market $409,990 Active 27 DOM
12. 2026-06-02
    days on market $409,990 Active 26 DOM
13. 2026-05-31
    days on market $409,990 Active 25 DOM
14. 2026-05-06
    listed $415,110 Active 236-char remark

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

Taxation est. · year 1

• Rental income: $35,503
• − Mortgage interest: −$22,126
• − Property taxes: −$5,925
• − Insurance: −$1,975
• − Repairs & maintenance: −$2,840
• − Management: −$2,840
• − Depreciation: −$11,491
• Taxable loss: −$11,694
• Est. tax savings @ 24.0%: +$2,807
• After-tax cash flow: $-1,903/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: Fort Worth ISD
• NCES district ID: 4819700
• Math proficiency: 18% ▼ -16.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $42,109
• Composite: 19.61/100
• National rank: #8753
• State rank: #742 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: Denton County · 901,654 people
• City population: 911,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 21,726
• Household income: $124,383
• Rent vs Own: 16.4% rent · 83.6% own
• Severe rent burden: 91.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 15% Two or more races 13% Black 3% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 4%
• Common ancestry: Serbian 2% Romanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% Tagalog/Filipino 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: ▼ -42.16%
• Current HPI: 274.368
• Rent YoY: ▼ -0.46%
• 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