1312 Little Flock Dr · Fort Worth, TX 76036

$275,359

4 bd · 2.0 ba · 1,656 sqft · SingleFamily · 38 Days on market

Built 2026 Good condition 5,489 sqft lot $166/sqft · 18% below area Est $337k · 18% under $42/mo HOA · 1% of rent ↓ 6% since listing

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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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.5/10.0
• 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 MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• En-suite bathroom

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• THREE SECONDARY BEDROOMS

Property features AI

Finance

• Other: Listing terms include Cash, Conventional, FHA, and VA loan options; Special listing condition: Builder
• HOA & community: Mandatory association; Annual HOA fee of $500; Association fee includes full use of facilities; HOA managed by Associate Principal Management

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Security: Fire alarm; Smoke detectors; Other security features
• Utilities: City water; City sewer; Municipal utility district: No
• Home design: Single-family residential; Detached home; One story; Smart home features present; Subdivision: Deer Creek; Facing/directions: GPS to 1245 Pere David Drive, Crowley TX
• Construction: Built in 2026; Fiber cement and fiberglass siding; Composition roof; Slab foundation
• Exterior features: Wood fencing; Curbs and sidewalks

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range
• Bedrooms: 4 bedrooms (all on the main level); Primary bedroom on main level, approx. 16 x 12; Additional bedrooms on main level, approx. 12 x 11, 10 x 10, 10 x 10
• Flooring: Carpet; Other flooring
• Bathrooms: 2 full bathrooms
• Interior features: Cable TV available; High-speed internet available; One living area; One dining area; 6 total rooms; One-level layout
• Laundry & utility: Washer/dryer hookup (laundry details not specified)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $267k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: David L Walker Elt (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 417 students, 87% 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 81% FRL vs 52% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 1036 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 35% of the median local income ($98k/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 38 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $23k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $267,098 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.05% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 7.9

CMA / ARV

• ARV (median comp): $336,953
• List price: $275,359
• Delta: -18.28%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9220 Union Pacific Dr	0.04mi	3/2.0 (-1)	1,412 (-15%)	10mo	$324,990	$230	60

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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-24,781
• Equity at exit: $41,057

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,582
• Equity at exit: $23,808

Cash invested: $77,101 (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: 1036
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,896 medium
• Mortgage (P&I): −$1,444
• Tax est. 1.5%: −$344 /mo · $4,130/yr
• Insurance: −$115
• HOA: −$42
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $343

Break-even live

Break-even rent $2,462

Max offer price $275,359

Occupancy floor 83%

Sensitivity live

Price	-10% $533	-5% $438	+0% $343	+5% $248	+10% $153
Rent	-10% $114	-5% $229	+0% $343	+5% $458	+10% $572
Rate	-1.0pp $482	-0.5pp $413	base $343	+0.5pp $272	+1.0pp $199

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: $68,840
• Closing costs: $8,261
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4932 Water Lily Ln Crowley, TX	3.0	2.0	1848	$2,595	$1.40	15d	1	1.42mi
5020 Cervinae Rd Crowley, TX	4.0	2.5	1947	$2,550	$1.31	23d	1	1.47mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 19 events

1. 2026-06-21
   days on market $275,359 Active 38 DOM
2. 2026-06-18
   days on market $275,359 Active 35 DOM
3. 2026-06-17
   days on market $275,359 Active 34 DOM
4. 2026-06-16
   days on market $275,359 Active 33 DOM
5. 2026-06-16
   price $275,359 Active 32 DOM
6. 2026-06-15
   days on market $300,359 Active 32 DOM
7. 2026-06-13
   days on market $300,359 Active 30 DOM
8. 2026-06-13
   days on market $300,359 Active 29 DOM
9. 2026-06-09
   days on market $300,359 Active 26 DOM

   Show marketing remark (403 chars)

   This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

10. 2026-06-08
    days on market $300,359 Active 25 DOM
11. 2026-06-07
    days on market $300,359 Active 24 DOM
12. 2026-06-04
    days on market $300,359 Active 21 DOM
13. 2026-06-03
    days on market $300,359 Active 20 DOM
14. 2026-06-02
    days on market $300,359 Active 19 DOM
15. 2026-06-01
    days on market $300,359 Active 18 DOM
16. 2026-05-31
    days on market $300,359 Active 17 DOM
17. 2026-05-04
    status Pending 407-char remark

    Show marketing remark (403 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

18. 2026-04-23
    price $297,999 407-char remark

    Show marketing remark (403 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

19. 2026-04-23
    listed $293,999 Active 407-char remark

    Show marketing remark (403 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

ⓘ 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 ≥108°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: $34,755
• − Mortgage interest: −$15,424
• − Property taxes: −$4,130
• − Insurance: −$1,377
• − Repairs & maintenance: −$2,780
• − Management: −$2,780
• − HOA: −$504
• − Depreciation: −$8,010
• Taxable loss: −$252
• Est. tax savings @ 24.0%: +$60
• After-tax cash flow: $4,178/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 · 1 photo

Good 80/100 Cosmetic rehab

This single-level home is in good condition with a good exterior and interior. It has a good curb appeal and is move-in ready.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and can increase both resale and rental value
• Both Upgrade landscaping — Improves curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and can increase both resale and rental value ↑
• Both Upgrade landscaping — Improves curb appeal and can increase both resale and rental 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

Price history

-6.3% since first listed

13 events — show timeline

• 2026-06-15 Price Changed $275,359 NTREIS
• 2026-06-11 Price Changed $272,999 Zillow
• 2026-06-09 Relisted — Zillow
• 2026-06-09 Price Changed $297,999 Zillow
• 2026-05-25 Price Changed $300,359 NTREIS
• 2026-05-25 Relisted — NTREIS
• 2026-05-04 Delisted — Zillow
• 2026-05-04 Pending — NTREIS
• 2026-04-28 Price Changed $264,749 Zillow
• 2026-04-24 Price Changed $265,999 Zillow
• 2026-04-23 Price Changed $297,999 NTREIS
• 2026-04-23 Listed $297,999 Zillow
• 2026-04-23 Listed $293,999 NTREIS