The Shane A Plan · Fort Worth, TX 76036

$96,995

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 9 Days on market

Good condition

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

The Shane combines an open-concept layout with contemporary finishes to create a home that feels both spacious and inviting. With 1,216 square feet of thoughtfully designed living space, this three-bedroom, two-bathroom floor plan offers a seamless flow between the kitchen, dining, and living areas, making it perfect for entertaining, family gatherings, or simply relaxing at home.

Key facts

• Listed 8 days

Property features AI

Finance

• Other: Address: Crowley, TX 76036
• Financial info: List price $96,995

Exterior

• Home design: Single-family plan (The Shane A); Listing status: Active
• Construction: Living area approximately 1,216
• Exterior features: Shake roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Plan name: The Shane A

🏗️ 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 3-bed/2.0-bath manufactured listed at $97k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $981 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $97k).
• Cap rate 18.4% 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.
• 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.
• Market conditions: Rents rising (+2.3%/yr); 1018 active listings in the ZIP; 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 $670 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $96,995

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 2.15% ✓
• Cap rate: 18.43%
• Cash-on-cash: 43.33%
• DSCR: 2.93
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.28% rent growth · sell at horizon

5-year hold

• IRR: 39.4%
• Equity multiple: 2.67×
• Total profit: $45,272
• Equity at exit: $14,462

10-year hold

• IRR: 45.4%
• Equity multiple: 5.19×
• Total profit: $113,899
• Equity at exit: $8,386

Cash invested: $27,159 (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 76036

• Home prices YoY: -25.2%
• Rents YoY: 2.3%
• Active inventory: 1018
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,090 medium
• Mortgage (P&I): −$509
• Tax est. 1.5%: −$121 /mo · $1,455/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $981

Break-even live

Break-even rent $848

Max offer price $96,995

Occupancy floor 48%

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: $24,249
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $96,995 Active 9 DOM
2. 2026-06-17
   days on market $96,995 Active 8 DOM
3. 2026-06-16
   days on market $96,995 Active 7 DOM
4. 2026-06-15
   days on market $96,995 Active 6 DOM
5. 2026-06-13
   days on market $96,995 Active 4 DOM
6. 2026-06-13
   remarks 383-char remark
7. 2026-06-13
   listed $96,995 Active 3 DOM

ⓘ 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: $25,079
• − Mortgage interest: −$5,433
• − Property taxes: −$1,455
• − Insurance: −$485
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − Depreciation: −$2,822
• Taxable income: $10,871
• Est. tax owed @ 24.0%: −$2,609
• After-tax cash flow: $9,159/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 · 6 photos

Good 80/100 Cosmetic rehab

The home is in good condition with a clean and well-maintained exterior. It has a good foundation and structure, and the interior walls and paint appear clean. The home has a good roof and windows, and the HVAC and mechanical systems appear to be in good condition. The landscaping and curb appeal are well-maintained. The home is ready for a cosmetic upgrade to increase its value.

Value-add opportunities

• Both Paint the exterior — Painting the exterior can enhance the home's curb appeal and increase its value.
• Both Clean the windows — Clean windows can improve the home's appearance and increase its value.
• Both Upgrade the flooring — Upgrading the flooring can improve the home's appearance and increase its value.
• Both Paint the interior walls — Painting the interior walls can improve the home's appearance and increase its value.
• Both Upgrade the HVAC system — Upgrading the HVAC system can improve the home's comfort and increase its value.
• Both Landscaping improvements — Landscaping improvements can enhance the home's curb appeal and increase its value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Painting the exterior can enhance the home's curb appeal and increase its value. ↑
• Both Clean the windows — Clean windows can improve the home's appearance and increase its value. ↑
• Both Upgrade the flooring — Upgrading the flooring can improve the home's appearance and increase its value. ↑
• Both Paint the interior walls — Painting the interior walls can improve the home's appearance and increase its value. ↑
• Both Upgrade the HVAC system — Upgrading the HVAC system can improve the home's comfort and increase its value. ↑
• Both Landscaping improvements — Landscaping improvements can enhance the home's curb appeal and increase its value. ↑

ⓘ 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: 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

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

• County: Tarrant County · 2,033,669 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: 584.0

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 0.65)
• 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%

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

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