1301 Still Pond Dr · Fort Worth, TX 76036

$280,999

4 bd · 2.0 ba · 1,630 sqft · SingleFamily · 59 Days on market

Built 2026 Good condition 2-car garage $172/sqft · 24% below area Est $371k · 24% 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 +11.7/30.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

This new home offers simple living with a convenient single-level layout. An open-concept floorplan combines the kitchen, living and dining areas for simple entertaining and multitasking. Three secondary bedrooms are tucked away to the side of the home, and the owner's suite is nestled into a private rear corner, offering access to a spa-inspired bathroom and walk-in closet.

Key facts

• Walk-in closet
• Single-level layout
• 2 garage spots

Tags

• SINGLE-LEVEL LAYOUT
• OPEN-CONCEPT FLOORPLAN
• SPA-INSPIRED BATHROOM
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $281k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-82 ($-987/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (16.2% below list).
• Recommended offer: $235k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• 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 48d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $2k of loan paydown is wiped out by about $8k 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 59 days — a 3% lower offer ($273k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $235,398 (16.2% 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 59 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.84% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 9.9

CMA / ARV

• ARV (median comp): $370,816
• List price: $280,999
• Delta: -24.22%
• 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
1044 Pineview Ln	0.26mi	4/2.0	1,812 (+11%)	4mo	$339,966	$188	66
1017 Stonehaven Ln	0.31mi	4/2.0	1,813 (+11%)	4mo	$344,558	$190	64
1008 Windsong Dr	0.29mi	4/2.0	1,812 (+11%)	10mo	$339,888	$188	60
1324 Alderwood Ln	0.48mi	3/2.0 (-1)	1,684 (+3%)	10mo	$289,900	$172	59
1201 Oryx Dr	0.75mi	4/2.0	1,667 (+2%)	3mo	$277,999	$167	59
1240 Calamian Dr	0.74mi	4/2.0	1,667 (+2%)	7mo	$263,999	$158	56
1141 Turtle Hill Ln	0.22mi	3/2.0 (-1)	1,840 (+13%)	10mo	$392,990	$214	55
1341 Fox Glen Trl	0.68mi	3/2.0 (-1)	1,635 (+0%)	10mo	$310,400	$190	54
1009 Stonehaven Ln	0.31mi	3/2.0 (-1)	1,868 (+15%)	3mo	$329,999	$177	54
1016 Windsong Dr	0.29mi	3/2.0 (-1)	1,868 (+15%)	8mo	$359,999	$193	51
10032 Bawean Dr	0.71mi	3/2.0 (-1)	1,474 (-10%)	1mo	$244,999	$166	45
1320 Cedar Creek Ln	0.64mi	3/2.0 (-1)	1,782 (+9%)	10mo	$335,000	$188	42

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: -19.2%
• Equity multiple: 0.33×
• Total profit: $-52,432
• Equity at exit: $41,898

10-year hold

• IRR: -13.3%
• Equity multiple: 0.25×
• Total profit: $-59,108
• Equity at exit: $24,296

Cash invested: $78,680 (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: 67 active · 33 under contract
• Months of supply: 13.0 mo (8%/mo absorbed)
• Median asking: $307,999 ($184/sqft)
• Median days on market: 67 d
• This list price: 24% of active listings are priced below it
• ARV vs active asking: +23.9% above current asking $/sqft

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

ZIP-level market 76036

• Home prices YoY: -25.2%
• Rents YoY: 2.3%
• Active inventory: 1275
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,354 high
• Mortgage (P&I): −$1,474
• Tax est. 1.5%: −$351 /mo · $4,215/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-82

Break-even live

Break-even rent $2,458

Max offer price $269,093

Occupancy floor 98%

Sensitivity live

Price	-10% $112	-5% $15	+0% $-82	+5% $-179	+10% $-276
Rent	-10% $-268	-5% $-175	+0% $-82	+5% $11	+10% $104
Rate	-1.0pp $59	-0.5pp $-11	base $-82	+0.5pp $-155	+1.0pp $-229

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: $70,250
• Closing costs: $8,430
• 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	0.54mi
1137 Chandler Dr Crowley, TX	4.0	3.0	2075	$2,695	$1.30	0d	1	0.61mi
921 Loftin St Crowley, TX	3.0	2.0	1714	$2,086	$1.22	21d	1	0.82mi
616 Brooks St Crowley, TX	3.0	2.0	1675	$2,158	$1.29	4d	1	0.84mi
720 Watson Way Crowley, TX	3.0	2.0	1782	$2,095	$1.18	93d	1	0.88mi
728 Walls Blvd Crowley, TX	4.0	2.0	1790	$2,159	$1.21	9d	1	0.94mi
744 Walls Blvd Crowley, TX	4.0	2.0	1792	$2,300	$1.28	93d	1	0.96mi
705 Loftin St Crowley, TX	3.0	2.0	1514	$2,200	$1.45	93d	1	1.01mi
752 Rutherford Dr Crowley, TX	4.0	2.0	1856	$2,209	$1.19	93d	1	1.01mi
708 Cheryl St Crowley, TX	3.0	2.0	1659	$2,100	$1.27	68d	1	1.02mi
625 Hutchins Dr Crowley, TX	3.0	2.0	1357	$1,885	$1.39	93d	1	1.02mi
828 Walls Blvd Crowley, TX	4.0	2.0	1850	$2,195	$1.19	7d	1	1.02mi
9125 Nevis Dr Fort Worth, TX	3.0	2.0	1497	$2,049	$1.37	15d	1	1.05mi
632 Hutchins Dr Crowley, TX	3.0	2.0	1815	$2,230	$1.23	2d	1	1.05mi
2604 Mill Springs Pass Fort Worth, TX	5.0	2.0	1822	$2,325	$1.28	28d	1	1.05mi
1650 Ruthdale Dr Fort Worth, TX	3.0	2.0	1500	$2,000	$1.33	41d	1	1.08mi
552 Kerry St Crowley, TX	3.0	2.0	1636	$2,295	$1.40	51d	1	1.10mi
725 Lazy Crest Dr Fort Worth, TX	3.0	2.0	1157	$1,925	$1.66	7d	1	1.14mi
605 Hidden Dale Dr Fort Worth, TX	3.0	2.0	1161	$1,875	$1.61	93d	1	1.17mi
2720 Gains Mill Dr Fort Worth, TX	3.0	2.0	1757	$2,000	$1.14	48d	1	1.17mi
712 Lazy Crest Dr Fort Worth, TX	3.0	2.0	1342	$1,925	$1.43	19d	1	1.18mi
517 Misty Mountain Dr Fort Worth, TX	3.0	2.0	1342	$1,750	$1.30	16d	1	1.21mi
3204 Montego Bay Ln Fort Worth, TX	3.0	2.0	1899	$2,350	$1.24	24d	1	1.23mi
8457 Asheville Ln Fort Worth, TX	4.0	2.0	1796	$2,049	$1.14	93d	1	1.26mi
9124 Abaco Way Fort Worth, TX	4.0	2.0	1680	$2,020	$1.20	4d	1	1.27mi
8440 Asheville Ln Fort Worth, TX	4.0	2.0	2048	$2,250	$1.10	62d	1	1.29mi
9157 Abaco Way Fort Worth, TX	4.0	2.0	1705	$2,089	$1.23	74d	1	1.29mi
9157 Abaco Way Fort Worth, TX	4.0	2.0	1705	$2,149	$1.26	93d	1	1.29mi
9165 Abaco Way Fort Worth, TX	4.0	2.0	1705	$2,095	$1.23	39d	1	1.30mi
10037 Quail Glen Dr Fort Worth, TX	3.0	2.0	1134	$1,795	$1.58	38d	1	1.33mi
10037 Quail Glen Dr Fort Worth, TX	3.0	2.0	1134	$1,795	$1.58	21d	1	1.33mi
8832 Elk Creek Ln Fort Worth, TX	5.0	2.0	2105	$3,200	$1.52	30d	1	1.34mi
10048 Iron Ridge Dr Fort Worth, TX	4.0	2.0	1844	$2,080	$1.13	2d	1	1.34mi
10009 Quail Glen Dr Fort Worth, TX	3.0	2.0	1130	$1,795	$1.59	93d	1	1.35mi
8612 Orleans Ln Fort Worth, TX	3.0	2.0	1790	$1,900	$1.06	93d	1	1.36mi
2808 Adams Fall Ln Fort Worth, TX	3.0	2.0	1545	$2,100	$1.36	93d	1	1.37mi
220 Elk Run Dr Fort Worth, TX	3.0	2.0	1781	$1,965	$1.10	64d	1	1.37mi
812 E Prairie View Rd Crowley, TX	3.0	1.5	1512	$1,695	$1.12	25d	1	1.38mi
824 E Prairie View Rd Crowley, TX	3.0	2.0	1120	$1,795	$1.60	93d	1	1.39mi
708 E Prairie View Rd Crowley, TX	3.0	1.5	1080	$1,750	$1.62	62d	1	1.40mi

Property features AI

Finance

• Other: Located at 1301 Still Pond Dr, Fort Worth, TX 76036List price $298,999Active listing (modified Jun 10, 2026)

Exterior

• Parking: 2-car garage / 2 total parking spaces
• Home design: Single-family home (Sentosa plan)
• Exterior features: 1,630 living area

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Spec home (new construction, Sentosa plan)

Listing history 45 events

1. 2026-08-08
   days on market $280,999 Active 59 DOM
2. 2026-08-06
   days on market $280,999 Active 57 DOM
3. 2026-08-05
   days on market $280,999 Active 56 DOM
4. 2026-08-04
   days on market $280,999 Active 55 DOM
5. 2026-08-03
   days on market $280,999 Active 54 DOM
6. 2026-07-31
   days on market $280,999 Active 51 DOM
7. 2026-07-30
   days on market $280,999 Active 49 DOM
8. 2026-07-28
   days on market $280,999 Active 48 DOM
9. 2026-07-26
   days on market $280,999 Active 46 DOM
10. 2026-07-24
    days on market $280,999 Active 44 DOM
11. 2026-07-23
    days on market $280,999 Active 43 DOM
12. 2026-07-22
    days on market $280,999 Active 42 DOM
13. 2026-07-21
    days on market $280,999 Active 41 DOM
14. 2026-07-20
    days on market $280,999 Active 40 DOM
15. 2026-07-18
    days on market $280,999 Active 38 DOM
16. 2026-07-18
    days on market $280,999 Active 37 DOM
17. 2026-07-16
    days on market $280,999 Active 36 DOM
18. 2026-07-15
    days on market $280,999 Active 35 DOM
19. 2026-07-14
    days on market $280,999 Active 34 DOM
20. 2026-07-13
    days on market $280,999 Active 33 DOM
21. 2026-07-13
    days on market $280,999 Active 32 DOM
22. 2026-07-11
    days on market $280,999 Active 31 DOM
23. 2026-07-10
    days on market $280,999 Active 30 DOM
24. 2026-07-09
    days on market $280,999 Active 29 DOM
25. 2026-07-07
    days on market $280,999 Active 27 DOM
26. 2026-07-06
    days on market $280,999 Active 26 DOM
27. 2026-07-06
    pricedays on market $280,999 Active 25 DOM
28. 2026-07-05
    days on market $286,999 Active 24 DOM
29. 2026-07-03
    days on market $286,999 Active 23 DOM
30. 2026-07-02
    days on market $286,999 Active 22 DOM
31. 2026-07-01
    days on market $286,999 Active 21 DOM
32. 2026-06-30
    days on market $286,999 Active 20 DOM
33. 2026-06-29
    days on market $286,999 Active 19 DOM
34. 2026-06-28
    days on market $286,999 Active 18 DOM
35. 2026-06-27
    days on market $286,999 Active 17 DOM
36. 2026-06-26
    days on market $286,999 Active 16 DOM
37. 2026-06-24
    days on market $286,999 Active 14 DOM
38. 2026-06-22
    days on market $286,999 Active 12 DOM
39. 2026-06-21
    days on market $286,999 Active 11 DOM
40. 2026-06-18
    days on market $286,999 Active 8 DOM
41. 2026-06-17
    days on market $286,999 Active 7 DOM
42. 2026-06-16
    days on market $286,999 Active 6 DOM
43. 2026-06-15
    days on market $286,999 Active 5 DOM
44. 2026-06-13
    remarks 377-char remark
45. 2026-06-13
    listed $286,999 Active 3 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 5/10 Major
• 🌡 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: $28,248
• − Mortgage interest: −$15,740
• − Property taxes: −$4,215
• − Insurance: −$1,405
• − Repairs & maintenance: −$2,260
• − Management: −$2,260
• − Depreciation: −$8,175
• Taxable loss: −$5,807
• Est. tax savings @ 24.0%: +$1,394
• After-tax cash flow: $406/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $8,150–$24,450 screening

This single-family home offers a good condition with a modern and well-maintained interior and exterior. It is ready for a potential buyer or renter with minor cosmetic improvements to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Trim landscaping — Improves curb appeal and enhances 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 39/100

Zoned Schools

Elementary Caddo Grove El F TX #2,268/4,322 Nat'l #24,950/41,679 Middle R C Loflin Middle D- TX #540/1,662 Nat'l #5,160/14,009 High Joshua H S F TX #774/1,632 Nat'l #7,961/17,239

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: Located at 1301 Still Pond Dr, Fort Worth, TX 76036List price $298,999Active listing (modified Jun 10, 2026)

Exterior

• Parking: 2-car garage / 2 total parking spaces
• Home design: Single-family home (Sentosa plan)
• Exterior features: 1,630 living area

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Spec home (new construction, Sentosa plan)