Big Josh Plan · Fort Worth, TX 76119

$187,999

5 bd · 3.0 ba · 2,280 sqft · Manufactured · 93 Days on market

Good condition

---

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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you are looking for an amazing home with all the bells and whistles, this is it!! * Super residential Textured walls throughout! * 3 Window Clerestory Windows in LR/Great Room * 10' Island with Salad Sink & Bev Cooler * Pot Filler at Stovetop * Huge Walk-in Pantry with freezer space * Mud Room with Sink and Storage * TWO Closets in Master * Huge Soaker Tub * Tiled Walk-In Shower * China Lavies & Ample Storage in MBA * Separate Tub & Shower in 2nd BA * Built-ins and Fireplace in LR You have got to see this home!

Key facts

• Closets in master
• Soaker tub
• Mud room with sink

Tags

• 10 ISLAND WITH SALAD SINK
• POT FILLER AT STOVETOP
• WALK-IN PANTRY
• MUD ROOM WITH SINK
• CLOSETS IN MASTER
• SOAKER TUB

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath manufactured listed at $188k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $188k).
• Recommended offer: $171k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 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 (-1.6%/yr); 187 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $2,128/mo this rent would consume 50% of the median local household income ($51k/yr) (locally 2221% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 93 days — a 9% lower offer ($171k) is reasonable based on typical stale-listing flexibility.

Recommended offer $171,079 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.13% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.71%
• DSCR: 1.39
• GRM: 7.4

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: -6.5%
• Equity multiple: 0.77×
• Total profit: $-12,322
• Equity at exit: $28,031

10-year hold

• IRR: -1.1%
• Equity multiple: 0.94×
• Total profit: $-3,355
• Equity at exit: $16,255

Cash invested: $52,640 (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 76119

• Home prices YoY: -6.4%
• Rents YoY: -1.6%
• Active inventory: 187
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,128 medium
• Mortgage (P&I): −$986
• Tax est. 1.5%: −$235 /mo · $2,820/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $382

Break-even live

Break-even rent $1,645

Max offer price $187,999

Occupancy floor 77%

Sensitivity live

Price	-10% $512	-5% $447	+0% $382	+5% $317	+10% $252
Rent	-10% $214	-5% $298	+0% $382	+5% $466	+10% $550
Rate	-1.0pp $477	-0.5pp $430	base $382	+0.5pp $334	+1.0pp $284

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: $47,000
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5712 Whittlesey Rd Fort Worth, TX	4.0	2.0	1610	$2,000	$1.24	45d	1	0.39mi
5104 Applegate Dr Fort Worth, TX	4.0	3.5	2013	$2,340	$1.16	44d	1	1.29mi
2312 Cass St Fort Worth, TX	4.0	2.5	1600	$1,850	$1.16	15d	1	1.38mi
5505 Shore Point Trl Fort Worth, TX	4.0	2.5	2043	$2,300	$1.13	25d	1	1.40mi

Listing history 17 events

1. 2026-06-21
   days on market $187,999 Active 93 DOM
2. 2026-06-18
   days on market $187,999 Active 90 DOM
3. 2026-06-17
   days on market $187,999 Active 89 DOM
4. 2026-06-16
   days on market $187,999 Active 88 DOM
5. 2026-06-15
   days on market $187,999 Active 87 DOM
6. 2026-06-13
   days on market $187,999 Active 85 DOM
7. 2026-06-09
   days on market $187,999 Active 81 DOM
8. 2026-06-08
   days on market $187,999 Active 80 DOM
9. 2026-06-07
   days on market $187,999 Active 79 DOM
10. 2026-06-04
    days on market $187,999 Active 76 DOM
11. 2026-06-03
    days on market $187,999 Active 75 DOM
12. 2026-06-02
    days on market $187,999 Active 74 DOM
13. 2026-06-02
    days on market $187,999 Active 73 DOM
14. 2026-05-31
    days on market $187,999 Active 72 DOM
15. 2026-04-25
    price $187,999 550-char remark

    Show marketing remark (550 chars)

    If you are looking for an amazing home with all the bells and whistles, this is it!! * Super residential Textured walls throughout! * 3 Window Clerestory Windows in LR/Great Room * 10' Island with Salad Sink & Bev Cooler * Pot Filler at Stovetop * Huge Walk-in Pantry with freezer space * Mud Room with Sink and Storage * TWO Closets in Master * Huge Soaker Tub * Tiled Walk-In Shower * China Lavies & Ample Storage in MBA * Separate Tub & Shower in 2nd BA * Built-ins and Fireplace in LR You have got to see this home!

16. 2026-03-28
    price $189,900 550-char remark

    Show marketing remark (550 chars)

    If you are looking for an amazing home with all the bells and whistles, this is it!! * Super residential Textured walls throughout! * 3 Window Clerestory Windows in LR/Great Room * 10' Island with Salad Sink & Bev Cooler * Pot Filler at Stovetop * Huge Walk-in Pantry with freezer space * Mud Room with Sink and Storage * TWO Closets in Master * Huge Soaker Tub * Tiled Walk-In Shower * China Lavies & Ample Storage in MBA * Separate Tub & Shower in 2nd BA * Built-ins and Fireplace in LR You have got to see this home!

17. 2026-03-20
    listed $169,500 Active 550-char remark

    Show marketing remark (550 chars)

    If you are looking for an amazing home with all the bells and whistles, this is it!! * Super residential Textured walls throughout! * 3 Window Clerestory Windows in LR/Great Room * 10' Island with Salad Sink & Bev Cooler * Pot Filler at Stovetop * Huge Walk-in Pantry with freezer space * Mud Room with Sink and Storage * TWO Closets in Master * Huge Soaker Tub * Tiled Walk-In Shower * China Lavies & Ample Storage in MBA * Separate Tub & Shower in 2nd BA * Built-ins and Fireplace in LR You have got to see this home!

ⓘ 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: $25,542
• − Mortgage interest: −$10,531
• − Property taxes: −$2,820
• − Insurance: −$940
• − Repairs & maintenance: −$2,043
• − Management: −$2,043
• − Depreciation: −$5,469
• Taxable income: $1,695
• Est. tax owed @ 24.0%: −$407
• After-tax cash flow: $4,180/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

This home is in excellent condition with a modern kitchen and bathrooms, and a well-maintained exterior. It is move-in ready and would benefit from some exterior painting and landscaping improvements to further enhance its value.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

ⓘ 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): 52,974
• Household income: $51,267
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 2221.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 51% Black 36% Two or more races 26% White 8% Asian 3%
• Hispanic origin (detail): Mexican 44%
• Foreign-born: 25% · Canada, Philippines
• Languages at home: 54% English-only · Spanish 42% Other Indo-European 2% Other Asian/Pacific 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: ▼ -23.04%
• Current HPI: 336.7941
• Rent YoY: ▼ -1.61%
• 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

+10.9% since first listed

3 events — show timeline

• 2026-04-25 Price Changed $187,999 Zillow
• 2026-03-28 Price Changed $189,900 Zillow
• 2026-03-20 Listed $169,500 Zillow