6912 Night Owl Ln · Fort Worth, TX 76036

$397,990

5 bd · 4.0 ba · 2,602 sqft · Other · 117 Days on market

Built 2026 6,900 sqft lot $153/sqft · 5% below area Est $419k · 5% under $46/mo HOA · 2% of rent ↓ 2% 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).

• Cash flow +12.1/30.0
• ARV discount +9.8/15.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Lakewood plan is a unique 2-story home with 5 bedrooms, 3.5 bathrooms, and an open-concept living, kitchen, and dining area. This floorplan features a covered patio, an oversized pantry, a dedicated breakfast room, a large family room, a dedicated laundry room, and a 2.5-car garage. The primary suite includes a walk-in closet with ample space connected to a private bathroom.

Key facts

• Large island
• Granite countertops
• White cabinetry

Tags

• NEW CONSTRUCTION HOME
• LARGE ISLAND
• WHITE CABINETRY
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SECLUDED OWNER'S SUITE

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath other listed at $398k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $382k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $291k (26.8% below list).
• Recommended offer: $291k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Bess Race El (math 28% / reading 32%, grade F, #2,500 of 4,322 statewide, top 58%, 665 students, 77% 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 78% FRL vs 52% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 1036 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 36% 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 $3k of loan paydown is wiped out by about $12k 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 117 days — a 9% lower offer ($362k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• 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 $291,236 (26.8% 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 117 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.73% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.94%
• DSCR: 0.96
• GRM: 11.4

CMA / ARV

• ARV (median comp): $419,065
• List price: $397,990
• Delta: -5.03%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.6%
• Equity multiple: 0.35×
• Total profit: $-72,353
• Equity at exit: $59,342

10-year hold

• IRR: -12.4%
• Equity multiple: 0.29×
• Total profit: $-79,397
• Equity at exit: $34,411

Cash invested: $111,437 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,912 high
• Mortgage (P&I): −$2,087
• Tax from tax record: −$90 /mo · $1,075/yr
• Insurance: −$166
• HOA: −$46
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $-88

Break-even live

Break-even rent $3,023

Max offer price $382,490

Occupancy floor 98%

Sensitivity live

Price	-10% $138	-5% $25	+0% $-88	+5% $-200	+10% $-313
Rent	-10% $-318	-5% $-203	+0% $-88	+5% $27	+10% $142
Rate	-1.0pp $113	-0.5pp $13	base $-88	+0.5pp $-191	+1.0pp $-296

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: $99,498
• Closing costs: $11,940
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6732 Denim Dr Crowley, TX	4.0	3.0	2187	$3,100	$1.42	45d	1	0.40mi
8433 High Garden St Fort Worth, TX	4.0	2.5	1996	$2,499	$1.25	0d	1	0.98mi
8345 High Garden St Fort Worth, TX	4.0	3.0	2320	$2,425	$1.05	7d	1	1.06mi
6128 Fall Creek Ln Fort Worth, TX	4.0	2.0	2004	$2,399	$1.20	45d	1	1.09mi
5609 Cookstown Ln Crowley, TX	4.0	2.5	2095	$2,455	$1.17	26d	1	1.35mi
5601 Portlaw Ln Crowley, TX	4.0	2.5	2338	$2,575	$1.10	26d	1	1.35mi
10356 Holycross Ln Crowley, TX	4.0	2.0	1827	$2,400	$1.31	0d	1	1.40mi
9720 Buffalo Ridge Rd Crowley, TX	4.0	2.0	1838	$2,400	$1.31	26d	1	1.49mi
9724 Buffalo Ridge Rd Crowley, TX	4.0	2.0	2004	$2,125	$1.06	45d	1	1.49mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 21 events

1. 2026-06-21
   days on market $397,990 Active 117 DOM
2. 2026-06-18
   days on market $397,990 Active 114 DOM
3. 2026-06-17
   days on market $397,990 Active 113 DOM
4. 2026-06-16
   days on market $397,990 Active 112 DOM
5. 2026-06-15
   days on market $397,990 Active 111 DOM
6. 2026-06-13
   days on market $397,990 Active 109 DOM
7. 2026-06-13
   days on market $397,990 Active 108 DOM
8. 2026-06-09
   days on market $397,990 Active 105 DOM
9. 2026-06-08
   days on market $397,990 Active 104 DOM
10. 2026-06-07
    days on market $397,990 Active 103 DOM
11. 2026-06-04
    days on market $397,990 Active 100 DOM
12. 2026-06-03
    days on market $397,990 Active 99 DOM
13. 2026-06-02
    days on market $397,990 Active 98 DOM
14. 2026-06-01
    days on market $397,990 Active 97 DOM
15. 2026-05-31
    days on market $397,990 Active 96 DOM
16. 2026-05-02
    price $397,990 381-char remark

    Show marketing remark (381 chars)

    The Lakewood plan is a unique 2-story home with 5 bedrooms, 3.5 bathrooms, and an open-concept living, kitchen, and dining area. This floorplan features a covered patio, an oversized pantry, a dedicated breakfast room, a large family room, a dedicated laundry room, and a 2.5-car garage. The primary suite includes a walk-in closet with ample space connected to a private bathroom.

17. 2026-04-28
    price $397,990 1281-char remark

    Show marketing remark (1281 chars)

    Welcome home to Rocky Creek Crossing, Legend’s newest community in Fort Worth, TX. The Lakewood is a spacious, 1.5-story new construction home designed to offer comfort, flexibility, and room to gather. With 5 bedrooms (4 down, 1 up), 4 bathrooms, a game room, formal dining room, and a 2.5-car garage, the layout provides space for both everyday living and special occasions. Vinyl plank flooring runs through the common areas, creating a cohesive and low-maintenance living space. At the heart of the home, the kitchen features a large island that opens to the family and dining rooms—making it easy to stay connected during meals and get-togethers. White 42-inch cabinetry, granite countertops, and stainless-steel appliances offer a clean, timeless look built for everyday use. The secluded Owner’s Suite provides a peaceful retreat with granite countertops, a separate tub and shower, spacious walk-in closet, and a tray ceiling that adds subtle character without overwhelming the space. Outside, a covered patio offering a comfortable place to relax or unwind. Located in the Rocky Creek Crossing community, this affordable new home blends thoughtful design, modern finishes, and low-maintenance living—an inviting place to settle in and feel at home.

18. 2026-04-19
    price $419,990 381-char remark

    Show marketing remark (381 chars)

    The Lakewood plan is a unique 2-story home with 5 bedrooms, 3.5 bathrooms, and an open-concept living, kitchen, and dining area. This floorplan features a covered patio, an oversized pantry, a dedicated breakfast room, a large family room, a dedicated laundry room, and a 2.5-car garage. The primary suite includes a walk-in closet with ample space connected to a private bathroom.

19. 2026-04-18
    listed $406,990 Active 381-char remark

    Show marketing remark (381 chars)

    The Lakewood plan is a unique 2-story home with 5 bedrooms, 3.5 bathrooms, and an open-concept living, kitchen, and dining area. This floorplan features a covered patio, an oversized pantry, a dedicated breakfast room, a large family room, a dedicated laundry room, and a 2.5-car garage. The primary suite includes a walk-in closet with ample space connected to a private bathroom.

20. 2026-04-17
    price $419,990 1281-char remark

    Show marketing remark (1281 chars)

    Welcome home to Rocky Creek Crossing, Legend’s newest community in Fort Worth, TX. The Lakewood is a spacious, 1.5-story new construction home designed to offer comfort, flexibility, and room to gather. With 5 bedrooms (4 down, 1 up), 4 bathrooms, a game room, formal dining room, and a 2.5-car garage, the layout provides space for both everyday living and special occasions. Vinyl plank flooring runs through the common areas, creating a cohesive and low-maintenance living space. At the heart of the home, the kitchen features a large island that opens to the family and dining rooms—making it easy to stay connected during meals and get-togethers. White 42-inch cabinetry, granite countertops, and stainless-steel appliances offer a clean, timeless look built for everyday use. The secluded Owner’s Suite provides a peaceful retreat with granite countertops, a separate tub and shower, spacious walk-in closet, and a tray ceiling that adds subtle character without overwhelming the space. Outside, a covered patio offering a comfortable place to relax or unwind. Located in the Rocky Creek Crossing community, this affordable new home blends thoughtful design, modern finishes, and low-maintenance living—an inviting place to settle in and feel at home.

21. 2026-02-24
    listed $406,990 Active 1281-char remark

    Show marketing remark (1281 chars)

    Welcome home to Rocky Creek Crossing, Legend’s newest community in Fort Worth, TX. The Lakewood is a spacious, 1.5-story new construction home designed to offer comfort, flexibility, and room to gather. With 5 bedrooms (4 down, 1 up), 4 bathrooms, a game room, formal dining room, and a 2.5-car garage, the layout provides space for both everyday living and special occasions. Vinyl plank flooring runs through the common areas, creating a cohesive and low-maintenance living space. At the heart of the home, the kitchen features a large island that opens to the family and dining rooms—making it easy to stay connected during meals and get-togethers. White 42-inch cabinetry, granite countertops, and stainless-steel appliances offer a clean, timeless look built for everyday use. The secluded Owner’s Suite provides a peaceful retreat with granite countertops, a separate tub and shower, spacious walk-in closet, and a tray ceiling that adds subtle character without overwhelming the space. Outside, a covered patio offering a comfortable place to relax or unwind. Located in the Rocky Creek Crossing community, this affordable new home blends thoughtful design, modern finishes, and low-maintenance living—an inviting place to settle in and feel at home.

ⓘ 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: $1,075 · $90/mo
• Projected year-2 tax: $7,283 · $607/mo
• Expected delta: +$6,208/yr (+$517/mo · 577.6%)

ⓘ 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 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: $34,948
• − Mortgage interest: −$22,294
• − Property taxes: −$1,075
• − Insurance: −$1,990
• − Repairs & maintenance: −$2,796
• − Management: −$2,796
• − HOA: −$552
• − Depreciation: −$11,578
• Taxable loss: −$8,132
• Est. tax savings @ 24.0%: +$1,952
• After-tax cash flow: $899/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: 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

• Census place: Fort Worth, TX
• 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

-2.2% since first listed

6 events — show timeline

• 2026-05-02 Price Changed $397,990 Zillow
• 2026-04-28 Price Changed $397,990 NTREIS
• 2026-04-19 Price Changed $419,990 Zillow
• 2026-04-18 Listed $406,990 Zillow
• 2026-04-17 Price Changed $419,990 NTREIS
• 2026-02-24 Listed $406,990 NTREIS