5012 Woodmeadow Dr · Fort Worth, TX 76135

$240,000

3 bd · 2.0 ba · 1,980 sqft · SingleFamily public records · 4 Days on market

Built 2001 5,750 sqft lot Est $321k · 25% under $27/mo HOA · 1% of rent

---

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 +15.0/15.0
• Cash flow +7.4/30.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate open floor plan with split bedrooms and large island kitchen. This home boasts laminate and tile flooring throughout. Clean and ready for new owners.

Key facts

• 5,750 sq ft lot
• 2 garage spots
• Community pool

Tags

• MARINE CREEK ADDITION
• STRONG INVESTMENT POTENTIAL
• ADJACENT PROPERTY OPPORTUNITY

Property features AI

Finance

• Financial info: Listing terms: Cash
• HOA & community: Mandatory association; Annual HOA fee covers grounds maintenance; Community pool

Exterior

• Parking: 2 covered parking spaces; 2-car garage with garage door opener (approx. 19' wide x 20' deep x 8' high)
• Security: Burglar alarm; Fire alarm
• Utilities: City water; City sewer; Cable available
• Home design: Single-family residence; Single-story
• Construction: Brick exterior; Composition roof; Slab foundation; Built in 2001
• Exterior features: Gutters; Wood fencing; Interior lot

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Gas range; Breakfast bar; Breakfast room adjacent to kitchen
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on main level with ensuite bath, garden tub, separate shower, and walk-in closet
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Fireplace heating with gas logs
• Interior features: Cable TV available; Eat-in kitchen; High-speed internet available; One living area; One dining area; 9 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-313 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (10.2% below list).
• Recommended offer: $185k (23.0% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.9% in Fort Worth — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Eagle Mt-Saginaw ISD (urban): math 35% / reading 42% proficiency, ranked #361 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Saginaw El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 333 students, 69% FRL); Ed Willkie Middle (math 35% / reading 43%, grade F, #690 of 1,662 statewide, top 42%, 730 students, 48% FRL); Chisholm Trail H S (math 27% / reading 55%, grade F, #774 of 1,632 statewide, top 49%, 2,493 students, 48% FRL) — zoned schools average 55% FRL vs 36% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 160 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 35% of the median local income ($75k/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 $7k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,773 (23.0% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.58%
• DSCR: 0.75
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $320,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5000 Coral Creek Dr	0.11mi	3/2.0	2,008 (+1%)	5mo	$289,900	$144	89
5709 Fair Wind St	0.34mi	3/2.0	2,048 (+3%)	5mo	$335,000	$164	75
6208 S Ridge Rd	0.19mi	3/2.0	1,824 (-8%)	5mo	$310,000	$170	73
5013 Royal Burgess Dr	0.40mi	3/2.0	1,864 (-6%)	4mo	$297,400	$160	68
5741 Starboardway Dr	0.22mi	3/2.0	1,705 (-14%)	2mo	$300,000	$176	65
5713 Glenshee Dr	0.57mi	3/2.0	1,868 (-6%)	4mo	$270,000	$145	61
5244 Hill Ridge Dr	0.34mi	3/2.0	1,715 (-13%)	2mo	$294,000	$171	60
5357 Kingsknowe Pkwy	0.67mi	3/2.0	1,868 (-6%)	2mo	$265,000	$142	58
5404 Royal Birkdale Dr	0.58mi	3/2.0	1,732 (-12%)	4mo	$299,900	$173	49
5709 Crowder Dr	0.71mi	3/2.0	1,806 (-9%)	4mo	$285,000	$158	49
5632 Broken Gap Dr	0.73mi	3/2.0	1,788 (-10%)	5mo	$289,000	$162	45
5633 Broken Gap Dr	0.73mi	4/2.0 (+1)	2,125 (+7%)	5mo	$324,999	$153	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 · 0.48% rent growth · sell at horizon

5-year hold

• IRR: -29.3%
• Equity multiple: 0.05×
• Total profit: $-63,880
• Equity at exit: $35,785

10-year hold

• IRR: -49.1%
• Equity multiple: -0.50×
• Total profit: $-101,037
• Equity at exit: $20,751

Cash invested: $67,200 (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 76135

• Home prices YoY: -17.3%
• Rents YoY: 0.5%
• Active inventory: 160
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,155 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$629 /mo · $7,554/yr
• Insurance: −$100
• HOA: −$27
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-313

Break-even live

Break-even rent $2,551

Max offer price $184,773

Occupancy floor —

Sensitivity live

Price	-10% $-177	-5% $-245	+0% $-313	+5% $-381	+10% $-448
Rent	-10% $-483	-5% $-398	+0% $-313	+5% $-228	+10% $-142
Rate	-1.0pp $-192	-0.5pp $-252	base $-313	+0.5pp $-375	+1.0pp $-438

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4729 Oarlock Dr Fort Worth, TX	3.0	2.0	1384	$1,700	$1.23	14d	1	0.20mi
5604 Nacona Dr Fort Worth, TX	4.0	2.5	2267	$2,349	$1.04	17d	1	0.47mi
5424 Royal Birkdale Dr Fort Worth, TX	3.0	2.0	1560	$1,820	$1.17	45d	1	0.54mi
5308 Newcastle Ln Fort Worth, TX	3.0	2.0	1640	$1,781	$1.09	17d	1	0.62mi
5312 Newcastle Ln Fort Worth, TX	3.0	2.0	1904	$2,120	$1.11	7d	1	0.62mi
5301 Prestwick Dr Fort Worth, TX	3.0	2.0	1722	$2,075	$1.20	1d	1	0.64mi
5421 Lansdowne Ave Fort Worth, TX	4.0	2.5	2524	$2,200	$0.87	20d	1	0.65mi
5920 Paloma Blanca Dr Fort Worth, TX	3.0	2.0	2110	$2,450	$1.16	22d	1	0.65mi
5920 Paloma Blanca Dr Fort Worth, TX	3.0	2.0	2110	$2,450	$1.16	26d	1	0.65mi
5920 Paloma Blanca Dr Fort Worth, TX	3.0	2.0	2110	$2,450	$1.16	9d	1	0.65mi
5437 New Castleton Ln Fort Worth, TX	3.0	2.5	2323	$1,995	$0.86	45d	1	0.68mi
6037 Horse Trap Dr Fort Worth, TX	3.0	2.0	1864	$2,200	$1.18	26d	1	0.75mi
5800 Pearl Oyster Ln Fort Worth, TX	3.0	2.0	1858	$2,050	$1.10	20d	1	0.76mi
5400 Huffines Blvd Fort Worth, TX	1.0–3.0	1.0–3.0	1151	$2,564	$2.23	1d	28	0.78mi
5740 Brookville Dr Fort Worth, TX	3.0	2.0	1990	$2,650	$1.33	26d	1	0.78mi
4809 Maryannes Meadow Dr Fort Worth, TX	3.0	2.5	1418	$2,200	$1.55	9d	1	0.79mi
5920 Westgate Dr Fort Worth, TX	3.0	2.0	1996	$2,200	$1.10	6d	1	0.80mi
4804 Deal Dr Fort Worth, TX	3.0	2.0	1325	$1,995	$1.51	8d	1	0.83mi
6424 Canyon Trl Fort Worth, TX	3.0	2.0	1801	$2,160	$1.20	14d	1	0.86mi
4804 Saint Thomas Pl Fort Worth, TX	3.0	2.0	1776	$2,070	$1.17	1d	1	0.88mi
5222 Shadydell Dr Unit 13205 Fort Worth, TX	2.0	2.0	1401	$2,350	$1.68	14d	1	0.89mi
5222 Shadydell Dr Unit 7205 Fort Worth, TX	2.0	2.0	1401	$2,275	$1.62	6d	1	0.89mi
5222 Shadydell Dr Unit 10308 Fort Worth, TX	2.0	2.0	1324	$1,985	$1.50	14d	1	0.89mi
5820 Water Ridge Ct Fort Worth, TX	4.0	2.5	2402	$2,100	$0.87	1d	1	0.89mi
4920 Lemon Grove Dr Fort Worth, TX	3.0	2.0	1608	$2,075	$1.29	22d	1	0.91mi
5817 Brookville Dr Fort Worth, TX	3.0	2.0	1620	$2,295	$1.42	26d	1	0.91mi
6201 Azle Ave Fort Worth, TX	1.0–3.0	1.0–2.0	1039	$2,177	$2.09	0d	22	0.93mi
4109 Ridgecrest Cir Lake Worth, TX	3.0	2.0	1640	$1,850	$1.13	22d	1	1.00mi
5712 Azle Ave Unit 5745 Fort Worth, TX	3.0	2.0	1246	$1,453	$1.17	45d	1	1.19mi
5712 Azle Ave Unit 3121 Fort Worth, TX	3.0	2.0	1246	$1,402	$1.13	1d	1	1.19mi
3917 Mantis St Fort Worth, TX	4.0	2.0	1821	$2,200	$1.21	45d	1	1.20mi
5920 Halls Lake Loop Fort Worth, TX	4.0	3.0	2390	$2,950	$1.23	0d	1	1.30mi
6220 Obsidian Creek Dr Fort Worth, TX	3.0	2.0	2017	$2,045	$1.01	26d	1	1.33mi
6209 Obsidian Creek Dr Fort Worth, TX	3.0	2.0	1583	$2,150	$1.36	22d	1	1.35mi
4400 Hodgkins Rd Lake Worth, TX	4.0	1.0	1788	$2,000	$1.12	22d	1	1.37mi
6320 White Jade Dr Fort Worth, TX	3.0	2.0	1597	$2,200	$1.38	26d	1	1.38mi
4876 E Williams Spring Rd Fort Worth, TX	3.0	3.0	2221	$2,650	$1.19	26d	1	1.42mi
6260 Trinity Creek Dr Fort Worth, TX	3.0	2.0	1310	$2,150	$1.64	14d	1	1.45mi
5729 Spirit Lake Dr Fort Worth, TX	3.0	2.0	1925	$2,575	$1.34	21d	1	1.47mi
6644 Windfall Dr Fort Worth, TX	4.0	3.5	2362	$2,600	$1.10	26d	1	1.47mi

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 3 events

1. 2026-06-21
   days on market $240,000 Active 4 DOM
2. 2026-06-17
   remarks 499-char remark
3. 2026-06-17
   listed $240,000 Active 1 DOM

ⓘ 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: $7,554 · $629/mo
• Projected year-2 tax: $7,554 · $629/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,860
• − Mortgage interest: −$13,444
• − Property taxes: −$7,554
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,069
• − Management: −$2,069
• − HOA: −$324
• − Depreciation: −$6,982
• Taxable loss: −$7,781
• Est. tax savings @ 24.0%: +$1,867
• After-tax cash flow: $-1,884/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: Eagle Mt-Saginaw ISD
• NCES district ID: 4817700
• Math proficiency: 35% ▼ -16.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $72,781
• Composite: 35.41/100
• National rank: #4945
• State rank: #361 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): 19,445
• Household income: $74,621
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 798.0

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 26% Two or more races 11% Black 8%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 2% Romanian 2% Russian 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 80% English-only · Spanish 19% Russian/Polish/Slavic 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: ▼ -63.93%
• Current HPI: 305.0929
• Rent YoY: ▲ 0.48%
• 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

+88.2% since first listed

10 events — show timeline

• 2026-06-17 Listed $240,000 NTREIS
• 2009-07-07 Sold (Public Records) — Public Records
• 2009-06-26 Sold (MLS) — NTREIS
• 2009-06-01 Listing Removed — NTREIS
• 2009-05-04 Listed $137,500 NTREIS
• 2007-06-29 Sold (Public Records) — Public Records
• 2007-06-29 Sold (Public Records) — Public Records
• 2007-06-25 Sold (MLS) — NTREIS
• 2007-06-12 Listing Removed — NTREIS
• 2007-03-19 Listed $127,500 NTREIS

Property tax history

+4.8%/yr

Latest (2025): $7,554 · +8.5% YoY. Source: county tax records.