2720 Clear Root Cir · Fort Worth, TX 76108

$265,999

3 bd · 2.0 ba · 1,302 sqft · Other · 15 Days on market

Built 2025 Good condition 5,750 sqft lot $81/mo HOA · 4% of rent

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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).

• Cash flow +15.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This single-story home shares an open layout between the kitchen, nook and family room for easy entertaining, along with access to the covered patio for year-round outdoor lounging. A luxe owner's suite is in a rear of the home and comes complete with an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, ideal for household members and overnight guests. Prices, dimensions and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Open layout
• Covered patio

Tags

• OPEN LAYOUT
• COVERED PATIO
• EN-SUITE BATHROOM
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $266k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (16.0% below list).
• Recommended offer: $223k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• 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.
• Zoned schools: Western Hills El (math 10% / reading 18%, grade F, #4,127 of 4,322 statewide, top 96%, 548 students, 97% FRL) — zoned schools average 97% FRL vs 73% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 553 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 33% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 15 days — a 2% lower offer ($262k) is reasonable based on typical stale-listing flexibility.

Recommended offer $223,465 (16.0% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.84% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.44%
• DSCR: 1.06
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.41×
• Total profit: $-44,035
• Equity at exit: $39,661

10-year hold

• IRR: -15.3%
• Equity multiple: 0.24×
• Total profit: $-56,604
• Equity at exit: $22,999

Cash invested: $74,480 (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 76108

• Home prices YoY: -32.5%
• Rents YoY: -0.2%
• Active inventory: 553
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,235 high
• Mortgage (P&I): −$1,395
• Tax from tax record: −$89 /mo · $1,073/yr
• Insurance: −$111
• HOA: −$81
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $89

Break-even live

Break-even rent $2,122

Max offer price $265,999

Occupancy floor 91%

Sensitivity live

Price	-10% $240	-5% $165	+0% $89	+5% $14	+10% $-61
Rent	-10% $-87	-5% $1	+0% $89	+5% $177	+10% $266
Rate	-1.0pp $223	-0.5pp $157	base $89	+0.5pp $20	+1.0pp $-50

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: $66,500
• Closing costs: $7,980
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2408 Edisto Beach Dr Fort Worth, TX	4.0	2.0	1773	$2,199	$1.24	7d	1	0.14mi
10116 Dalgreen Cir Fort Worth, TX	4.0	2.0	1667	$2,420	$1.45	45d	1	0.20mi
2713 Center Creek Ln Fort Worth, TX	3.0	2.0	1464	$2,340	$1.60	7d	1	0.21mi
2708 River Knoll Ln Fort Worth, TX	4.0	2.0	1667	$2,365	$1.42	45d	1	0.21mi
2712 River Knoll Ln Fort Worth, TX	3.0	2.0	1260	$2,099	$1.67	16d	1	0.21mi
2716 River Knoll Ln Fort Worth, TX	3.0	2.0	1260	$2,099	$1.67	22d	1	0.22mi
2745 Center Creek Ln Fort Worth, TX	3.0	2.0	1260	$2,225	$1.77	45d	1	0.24mi
10136 Dalgreen Cir Fort Worth, TX	3.0–4.0	2.0–2.5	1575	$2,165	$1.37	0d	1	0.25mi
9704 Calhoun Falls Dr Fort Worth, TX	3.0	2.0	1469	$2,175	$1.48	26d	1	0.25mi
10140 Dalgreen Cir Fort Worth, TX	4.0	2.0	1660	$2,420	$1.46	8d	1	0.26mi
2316 Stallings Rd Fort Worth, TX	3.0	2.0	1429	$2,295	$1.61	26d	1	0.28mi
2656 Mistwood Dr Fort Worth, TX	3.0	2.0	1260	$2,245	$1.78	3d	1	0.28mi
2712 Mistwood Dr Fort Worth, TX	3.0	2.0	1474	$2,295	$1.56	21d	1	0.29mi
2712 Mistwood Dr Fort Worth, TX	3.0	2.0	1474	$2,309	$1.57	45d	1	0.29mi
2205 Sadlers Creek Ln Fort Worth, TX	3.0	2.0	1802	$2,326	$1.29	45d	1	0.29mi
2757 Mistwood Dr Fort Worth, TX	4.0	2.0	1707	$2,375	$1.39	3d	1	0.29mi
2765 Mistwood Dr Fort Worth, TX	3.0	2.0	1474	$2,275	$1.54	45d	1	0.30mi
9708 Apex Dr Fort Worth, TX	4.0	2.0	1776	$2,300	$1.30	45d	1	0.41mi
2220 Barnwell Dr Fort Worth, TX	3.0	2.0	1463	$2,200	$1.50	12d	1	0.43mi
9732 Walnut Cove Dr Fort Worth, TX	4.0	2.0	1584	$2,074	$1.31	22d	1	0.47mi
3104 Middleview Rd Fort Worth, TX	3.0	2.0	1540	$1,995	$1.30	26d	1	0.49mi
10241 Pleasant Mound Dr Fort Worth, TX	3.0	2.0	1765	$2,090	$1.18	14d	1	0.52mi
3120 Middleview Rd Fort Worth, TX	3.0	2.5	1543	$1,899	$1.23	0d	1	0.53mi
10240 Dawson Trl Fort Worth, TX	3.0	2.5	1844	$1,871	$1.01	45d	1	0.53mi
10221 Dallam Ln Fort Worth, TX	3.0	2.0	1464	$1,969	$1.34	45d	1	0.54mi
9925 Amaryllis Ln Fort Worth, TX	3.0	2.0	1556	$2,195	$1.41	16d	1	0.55mi
9749 Fallston Dr Fort Worth, TX	4.0	2.0	1773	$2,550	$1.44	46d	1	0.57mi
10061 Pronghorn Ln Fort Worth, TX	3.0	2.0	1694	$1,995	$1.18	3d	1	0.60mi
3213 Westland Ave Fort Worth, TX	3.0	2.0	1509	$1,995	$1.32	45d	1	0.61mi
2521 Ensenada Ln Fort Worth, TX	3.0	2.0	1600	$1,950	$1.22	45d	1	0.62mi
2732 Brea Canyon Rd Fort Worth, TX	3.0	2.0	1582	$2,100	$1.33	18d	1	0.63mi
9721 Cherryville Rd Fort Worth, TX	4.0	2.0	1814	$2,500	$1.38	18d	1	0.64mi
10409 Pleasant Mound Dr Fort Worth, TX	3.0	2.0	1441	$1,925	$1.34	45d	1	0.66mi
2516 Concina Way Fort Worth, TX	3.0	2.0	1464	$1,879	$1.28	21d	1	0.70mi
9413 Fallston Dr Fort Worth, TX	4.0	2.0	1649	$2,455	$1.49	45d	1	0.72mi
1625 Vandemere Ct Fort Worth, TX	4.0	2.0	1729	$2,510	$1.45	26d	1	0.76mi
1625 Gatesville Ct Fort Worth, TX	4.0	2.0	1729	$2,510	$1.45	7d	1	0.76mi
1621 Gatesville Ct Fort Worth, TX	3.0	2.0	1532	$2,305	$1.50	22d	1	0.77mi
1613 Garysburg Ct Fort Worth, TX	3.0	2.0	1532	$2,305	$1.50	14d	1	0.78mi
1609 Vandemere Ct Fort Worth, TX	4.0	2.0	1729	$2,510	$1.45	22d	1	0.79mi

HOA detail

• Monthly dues: $81 · $972/yr

Listing history 3 events

1. 2026-02-20
   status Pending
2. 2026-02-15
   price $265,999
3. 2026-02-05
   listed $267,999 Active

ⓘ 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: $1,073 · $89/mo
• Projected year-2 tax: $4,868 · $406/mo
• Expected delta: +$3,795/yr (+$316/mo · 353.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,816
• − Mortgage interest: −$14,900
• − Property taxes: −$1,073
• − Insurance: −$1,330
• − Repairs & maintenance: −$2,145
• − Management: −$2,145
• − HOA: −$972
• − Depreciation: −$7,738
• Taxable loss: −$3,488
• Est. tax savings @ 24.0%: +$837
• After-tax cash flow: $1,908/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

This single-story home features a good condition with a good score of 80. It is move-in ready with minor cosmetic updates needed for the exterior and windows.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Rental Clean windows — Improves natural light and air circulation

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Rental Clean windows — Improves natural light and air circulation ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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: Tarrant County · 2,033,669 people
• City population: 911,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 45,537
• Household income: $80,412
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 774.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 52% Hispanic / Latino 32% Two or more races 17% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 26% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 1% Romanian 1%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 21% Vietnamese 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: ▼ -141.39%
• Current HPI: 294.2459
• Rent YoY: ▼ -0.18%
• 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

-0.7% since first listed

3 events — show timeline

• 2026-02-20 Pending — NTREIS
• 2026-02-15 Price Changed $265,999 NTREIS
• 2026-02-05 Listed $267,999 NTREIS