14824 Complacent Way · Fort Worth, TX 76008

$349,900

3 bd · 2.0 ba · 1,853 sqft · SingleFamily public records · 58 Days on market

Built 2019 6,011 sqft lot $189/sqft · 13% below area Est $403k · 13% under $88/mo HOA · 3% of rent ↓ 3% since listing

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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 +13.4/15.0
• Cash flow +6.9/30.0
• Schools +6.2/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked inside Morningstar, one of Aledo's most beloved master-planned communities. This 3-bedroom, 2-bath single family home with a private office is 1,853 square feet of clean, move-in ready living. Say yes to no projects, just turn the key and start your next chapter. The updated kitchen is the heart of it all. See layout in the pictures to see how flawless this one flows for entertaining giving every room its own purpose without ever feeling closed off. And that private office? Whether you're working from home or just need a quiet corner to think, it's there when you need it. Morningstar is incedible for playgrounds, walking trails, pools, picnic areas, and stocked fishing lakes with waterfalls. This community was built for people who actually want to live where they live. Picture kids riding bikes until dinner and neighbors actually know each other's names. Aledo has experienced a 52 percent population growth since 2020 and that is a good thing for your future equity. Aledo is known for top-tier schools and a semi-rural, family-friendly atmosphere, it is becoming a premier residential destination. Major new developments include the 2,300-acre Walsh community, Kelly Ranch Corridor, and Aledo Village, alongside a major H-E-B grocery project slated for 2026. The most significant up-and-coming college development in the Aledo area is the University of Texas at Arlington (UTA) West campus just east of the Morningstar entrance. The projected opening is scheduled to be in fall 2028. Get in before all of this is established and the potential reward for making the decision to move here, now. We at Rethinkhome Real Estate want to help you to the finish line and encourage seeing this with your favorite agent today.

Key facts

• Private office
• Updated kitchen
• Pools

Tags

• PRIVATE OFFICE
• UPDATED KITCHEN
• WALKING TRAILS
• POOLS
• PICNIC AREAS
• STOCKED FISHING LAKES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-527 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (26.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $303k (13.3% below list).
• Recommended offer: $257k (26.6% below list) — sets the bar for cash-flow.

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.
• Aledo ISD (rural): math 66% / reading 68% proficiency, ranked #11 of 826 in TX (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Mccall El (math 60% / reading 64%, grade B, #321 of 4,322 statewide, top 8%, 570 students, 15% FRL); Aledo Middle (math 69% / reading 72%, grade A, #57 of 1,662 statewide, top 3%, 944 students, 11% FRL); Aledo H S (math 87% / reading 50%, grade B, #147 of 1,632 statewide, top 9%, 1,622 students, 14% FRL) — zoned schools at 13% FRL track the district average.
• Market conditions: Rents rising (+3.8%/yr); 825 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 437 units permitted in Parker County in 2024 (0 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 $10k of value loss. Plan a longer hold.
• Parker County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $256,834 (26.6% 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 58 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.87% ✗
• Cap rate: 4.49%
• Cash-on-cash: -6.45%
• DSCR: 0.71
• GRM: 9.6

CMA / ARV

• ARV (median comp): $403,034
• List price: $349,900
• Delta: -13.18%
• 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
14824 Complacent Way	0.00mi	3/2.0	1,853 (0%)	0mo	$349,900	$189	100
14829 Complacent Way	0.03mi	3/2.0	1,816 (-2%)	0mo	$359,000	$198	95
14841 Gladstone Dr	0.13mi	3/2.0	1,876 (+1%)	0mo	$364,900	$195	92
14829 Nightmist Rd	0.36mi	3/2.0	1,831 (-1%)	2mo	$385,000	$210	80
213 Palmerston Dr	0.10mi	3/2.0	2,100 (+13%)	0mo	$375,000	$179	73
15041 Green Bluff Dr	0.37mi	4/2.0 (+1)	1,939 (+5%)	2mo	$439,900	$227	69
15153 Ram Rock Dr	0.53mi	4/2.0 (+1)	1,834 (-1%)	0mo	$367,085	$200	68
717 Bushman Dr	0.60mi	4/2.0 (+1)	1,834 (-1%)	1mo	$364,585	$199	65
15213 Supreme St	0.68mi	3/2.0	2,002 (+8%)	2mo	$389,990	$195	53
15149 Ram Rock Dr	0.52mi	4/2.5 (+1)	2,035 (+10%)	0mo	$380,385	$187	52
712 Bushman Dr	0.57mi	4/2.5 (+1)	2,035 (+10%)	1mo	$382,185	$188	49
15157 Ram Rock Dr	0.54mi	4/2.0 (+1)	2,125 (+15%)	0mo	$380,535	$179	45

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 · 3.82% rent growth · sell at horizon

5-year hold

• IRR: -26.1%
• Equity multiple: 0.11×
• Total profit: $-87,371
• Equity at exit: $52,171

10-year hold

• IRR: -19.7%
• Equity multiple: -0.10×
• Total profit: $-107,305
• Equity at exit: $30,253

Cash invested: $97,972 (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 76008

• Home prices YoY: -16.5%
• Rents YoY: 3.8%
• Active inventory: 825
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $3,035 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$856 /mo · $10,267/yr
• Insurance: −$146
• HOA: −$88
• Vacancy / Maint / Mgmt: −$637
• Net cashflow: $-527

Break-even live

Break-even rent $3,702

Max offer price $256,834

Occupancy floor —

Sensitivity live

Price	-10% $-329	-5% $-428	+0% $-527	+5% $-626	+10% $-725
Rent	-10% $-767	-5% $-647	+0% $-527	+5% $-407	+10% $-287
Rate	-1.0pp $-351	-0.5pp $-438	base $-527	+0.5pp $-617	+1.0pp $-710

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15049 Chipwood Dr Aledo, TX	3.0	3.0	2337	$3,500	$1.50	45d	1	0.46mi
616 Ardath Dr Aledo, TX	3.0	2.0	2050	$2,850	$1.39	14d	1	0.51mi
14228 Walsh Ave Aledo, TX	3.0	2.5	1766	$3,600	$2.04	0d	1	1.48mi

HOA detail

• Monthly dues: $88 · $1,056/yr
• Likely covers: waterlandscapingpool

Listing history 4 events

1. 2026-05-16
   status Pending 1737-char remark

   Show marketing remark (1737 chars)

   Tucked inside Morningstar, one of Aledo's most beloved master-planned communities. This 3-bedroom, 2-bath single family home with a private office is 1,853 square feet of clean, move-in ready living. Say yes to no projects, just turn the key and start your next chapter. The updated kitchen is the heart of it all. See layout in the pictures to see how flawless this one flows for entertaining giving every room its own purpose without ever feeling closed off. And that private office? Whether you're working from home or just need a quiet corner to think, it's there when you need it. Morningstar is incedible for playgrounds, walking trails, pools, picnic areas, and stocked fishing lakes with waterfalls. This community was built for people who actually want to live where they live. Picture kids riding bikes until dinner and neighbors actually know each other's names. Aledo has experienced a 52 percent population growth since 2020 and that is a good thing for your future equity. Aledo is known for top-tier schools and a semi-rural, family-friendly atmosphere, it is becoming a premier residential destination. Major new developments include the 2,300-acre Walsh community, Kelly Ranch Corridor, and Aledo Village, alongside a major H-E-B grocery project slated for 2026. The most significant up-and-coming college development in the Aledo area is the University of Texas at Arlington (UTA) West campus just east of the Morningstar entrance. The projected opening is scheduled to be in fall 2028. Get in before all of this is established and the potential reward for making the decision to move here, now. We at Rethinkhome Real Estate want to help you to the finish line and encourage seeing this with your favorite agent today.

2. 2026-05-09
   historical Active Option Contract 1737-char remark

   Show marketing remark (1737 chars)

   Tucked inside Morningstar, one of Aledo's most beloved master-planned communities. This 3-bedroom, 2-bath single family home with a private office is 1,853 square feet of clean, move-in ready living. Say yes to no projects, just turn the key and start your next chapter. The updated kitchen is the heart of it all. See layout in the pictures to see how flawless this one flows for entertaining giving every room its own purpose without ever feeling closed off. And that private office? Whether you're working from home or just need a quiet corner to think, it's there when you need it. Morningstar is incedible for playgrounds, walking trails, pools, picnic areas, and stocked fishing lakes with waterfalls. This community was built for people who actually want to live where they live. Picture kids riding bikes until dinner and neighbors actually know each other's names. Aledo has experienced a 52 percent population growth since 2020 and that is a good thing for your future equity. Aledo is known for top-tier schools and a semi-rural, family-friendly atmosphere, it is becoming a premier residential destination. Major new developments include the 2,300-acre Walsh community, Kelly Ranch Corridor, and Aledo Village, alongside a major H-E-B grocery project slated for 2026. The most significant up-and-coming college development in the Aledo area is the University of Texas at Arlington (UTA) West campus just east of the Morningstar entrance. The projected opening is scheduled to be in fall 2028. Get in before all of this is established and the potential reward for making the decision to move here, now. We at Rethinkhome Real Estate want to help you to the finish line and encourage seeing this with your favorite agent today.

3. 2026-04-13
   price $349,900 1737-char remark

   Show marketing remark (1737 chars)

   Tucked inside Morningstar, one of Aledo's most beloved master-planned communities. This 3-bedroom, 2-bath single family home with a private office is 1,853 square feet of clean, move-in ready living. Say yes to no projects, just turn the key and start your next chapter. The updated kitchen is the heart of it all. See layout in the pictures to see how flawless this one flows for entertaining giving every room its own purpose without ever feeling closed off. And that private office? Whether you're working from home or just need a quiet corner to think, it's there when you need it. Morningstar is incedible for playgrounds, walking trails, pools, picnic areas, and stocked fishing lakes with waterfalls. This community was built for people who actually want to live where they live. Picture kids riding bikes until dinner and neighbors actually know each other's names. Aledo has experienced a 52 percent population growth since 2020 and that is a good thing for your future equity. Aledo is known for top-tier schools and a semi-rural, family-friendly atmosphere, it is becoming a premier residential destination. Major new developments include the 2,300-acre Walsh community, Kelly Ranch Corridor, and Aledo Village, alongside a major H-E-B grocery project slated for 2026. The most significant up-and-coming college development in the Aledo area is the University of Texas at Arlington (UTA) West campus just east of the Morningstar entrance. The projected opening is scheduled to be in fall 2028. Get in before all of this is established and the potential reward for making the decision to move here, now. We at Rethinkhome Real Estate want to help you to the finish line and encourage seeing this with your favorite agent today.

4. 2026-03-19
   listed $360,000 Active 1737-char remark

   Show marketing remark (1737 chars)

   Tucked inside Morningstar, one of Aledo's most beloved master-planned communities. This 3-bedroom, 2-bath single family home with a private office is 1,853 square feet of clean, move-in ready living. Say yes to no projects, just turn the key and start your next chapter. The updated kitchen is the heart of it all. See layout in the pictures to see how flawless this one flows for entertaining giving every room its own purpose without ever feeling closed off. And that private office? Whether you're working from home or just need a quiet corner to think, it's there when you need it. Morningstar is incedible for playgrounds, walking trails, pools, picnic areas, and stocked fishing lakes with waterfalls. This community was built for people who actually want to live where they live. Picture kids riding bikes until dinner and neighbors actually know each other's names. Aledo has experienced a 52 percent population growth since 2020 and that is a good thing for your future equity. Aledo is known for top-tier schools and a semi-rural, family-friendly atmosphere, it is becoming a premier residential destination. Major new developments include the 2,300-acre Walsh community, Kelly Ranch Corridor, and Aledo Village, alongside a major H-E-B grocery project slated for 2026. The most significant up-and-coming college development in the Aledo area is the University of Texas at Arlington (UTA) West campus just east of the Morningstar entrance. The projected opening is scheduled to be in fall 2028. Get in before all of this is established and the potential reward for making the decision to move here, now. We at Rethinkhome Real Estate want to help you to the finish line and encourage seeing this with your favorite agent today.

ⓘ 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: $10,267 · $856/mo
• Projected year-2 tax: $10,267 · $856/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,417
• − Mortgage interest: −$19,600
• − Property taxes: −$10,267
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,913
• − Management: −$2,913
• − HOA: −$1,056
• − Depreciation: −$10,179
• Taxable loss: −$12,261
• Est. tax savings @ 24.0%: +$2,943
• After-tax cash flow: $-3,379/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: Aledo ISD
• NCES district ID: 4807780
• Math proficiency: 66% ▼ -8.00%
• Reading proficiency: 68% ▼ -2.00%
• Median HH income: $102,936
• Composite: 61.94/100
• National rank: #725
• State rank: #11 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: Parker County · 144,797 people
• City population: 911,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 25,165
• Household income: $168,314
• Rent vs Own: 8.2% rent · 91.8% own
• Severe rent burden: 27.0

Population outlook (Parker County) Hauer SSP2

• Today (2025): 147,426 people
• By 2030: 157,863 · +7.1%
• By 2040: 177,519 · +20.4%
• By 2050: 194,786 · +32.1%
• By 2075: 238,799 · +62.0%
• By 2100: 264,126 · +79.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 7%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 3% Slovak 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · Parker

• 2024 margin: Solid R (+66.4) · D 16.4% · R 82.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -55.2pp · 2024: -66.4pp
• All cycles: 2024: R+66.4 2020: R+64.4 2016: R+67.5 2012: R+65.8 2008: R+55.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.05%
• Current HPI: 242.9582
• Rent YoY: ▲ 3.82%
• 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

-2.8% since first listed

4 events — show timeline

• 2026-05-16 Pending — NTREIS
• 2026-05-09 Contingent — NTREIS
• 2026-04-13 Price Changed $349,900 NTREIS
• 2026-03-19 Listed $360,000 NTREIS

Property tax history

+41.0%/yr

Latest (2025): $10,267 · +8.8% YoY. Source: county tax records.