1100 Whispering Mdws · Crowley, TX 76036

$275,000

4 bd · 2.0 ba · 2,023 sqft · SingleFamily public records · 33 Days on market

Built 2006 10,603 sqft lot $136/sqft · 10% below area Est $294k · 6% under

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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 +10.4/15.0
• Cash flow +10.1/30.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• DSCR +2.9/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Single story brick home with 4 bedroom, 2 bath home with 2,023 sqft of living space and sits on a large corner lot. The home features a formal dining area and eat in kitchen. Spacious living area with wood burning fireplace. HUD home to be sold as is. HUD case #492-816938 Buyer to verify all information wherein. Sq ft information is from FHA appraisal and is deemed accurate but not guaranteed.

Key facts

• Double sinks
• New flooring
• Fresh interior paint

Tags

• FRESH EXTERIOR PAINT
• FRESH INTERIOR PAINT
• NEW FLOORING
• FIREPLACE
• FUNCTIONAL KITCHEN ISLAND
• DOUBLE SINKS

Property features AI

Finance

• Other: Standard listing conditions; Possession at closing/funding
• Financial info: Acceptable financing: Cash, Conventional, VA
• HOA & community: No homeowners association

Exterior

• Parking: 2 covered parking spaces; 2-car attached garage; Driveway
• Security: Security system does not convey; Kwikset lock will be replaced at closing
• Utilities: City water; No municipal utility district
• Home design: Single-family residence; Residential property; Built in 2006; Not attached to another unit
• Construction: Brick construction; Slab foundation
• Exterior features: Back yard fencing; Corner lot

Interior

• Kitchen: Dishwasher
• Bedrooms: 4 bedrooms (primary bedroom on main level)
• Flooring: Ceramic tile; Concrete; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: One-level layout; Two dining areas; One living area; Other interior features
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (11.8% below list).
• Recommended offer: $243k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.5% in Crowley — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 76/100 on livability (#103 in TX, #3,462 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute 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) — zoned schools average 77% FRL vs 52% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 1018 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

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 33 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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

• Climate carrying-cost: extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,602 (11.8% 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 33 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.88% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.53%
• DSCR: 0.89
• GRM: 9.4

CMA / ARV

• ARV (median comp): $293,769
• List price: $275,000
• Delta: -6.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 Park Meadows Dr	0.13mi	4/2.0	2,018 (-0%)	1mo	$275,000	$136	93
1151 Whispering Mdws	0.15mi	4/2.0	2,042 (+1%)	2mo	$295,000	$144	90
1217 Meadow Gln	0.14mi	4/2.0	1,984 (-2%)	1mo	$293,000	$148	89
424 Shady Shore Ln	0.08mi	5/2.0 (+1)	2,276 (+12%)	2mo	$319,000	$140	69
801 Redbud St	0.37mi	3/2.0 (-1)	1,944 (-4%)	2mo	$235,000	$121	69
477 Bank Way	0.19mi	4/2.5	2,285 (+13%)	1mo	$327,000	$143	67
1009 Tarryhill Dr	0.34mi	3/2.0 (-1)	1,845 (-9%)	1mo	$317,990	$172	64
1160 Greenlee Dr	0.31mi	4/2.0	1,764 (-13%)	1mo	$329,990	$187	63
620 Horn St	0.47mi	4/2.0	1,790 (-12%)	1mo	$266,000	$149	58
620 S Heights Dr	0.37mi	3/2.0 (-1)	1,785 (-12%)	2mo	$295,000	$165	57
513 Creekbend St	0.52mi	4/2.5	2,270 (+12%)	3mo	$320,000	$141	51
10450 Fort Cibolo Trl	0.71mi	4/3.0	2,315 (+14%)	1mo	$319,900	$138	38

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: -21.3%
• Equity multiple: 0.27×
• Total profit: $-56,490
• Equity at exit: $41,003

10-year hold

• IRR: -16.7%
• Equity multiple: 0.10×
• Total profit: $-68,955
• Equity at exit: $23,777

Cash invested: $77,000 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,426 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$522 /mo · $6,264/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-162

Break-even live

Break-even rent $2,631

Max offer price $246,351

Occupancy floor —

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1136 Park Gln Crowley, TX	3.0	2.0	1487	$2,000	$1.34	12d	1	0.13mi
636 Horn St Crowley, TX	3.0	2.0	1804	$1,980	$1.10	5d	1	0.42mi
573 Creekbend St Crowley, TX	3.0	2.0	1874	$2,230	$1.19	2d	1	0.44mi
10316 Fort Teran Trl Crowley, TX	3.0	2.0	1501	$2,199	$1.47	12d	1	0.45mi
672 S Heights Dr Crowley, TX	4.0	3.0	2136	$2,345	$1.10	22d	1	0.46mi
10381 Fort Ewell Trl Crowley, TX	3.0	2.0	1494	$2,149	$1.44	43d	1	0.46mi
10344 Fort Teran Trl Crowley, TX	3.0	2.0	1494	$2,149	$1.44	43d	1	0.48mi
10356 Fort Teran Trl Crowley, TX	3.0	2.0	1508	$2,169	$1.44	43d	1	0.49mi
517 Creekbend St Crowley, TX	4.0	2.5	2552	$2,385	$0.93	2d	1	0.51mi
1145 Maplewood Ln Crowley, TX	5.0	2.5	2992	$2,550	$0.85	2d	1	0.52mi
404 Canoe Way Crowley, TX	4.0	2.0	1827	$2,195	$1.20	19d	1	0.52mi
432 Canoe Way Crowley, TX	3.0	2.0	1589	$1,985	$1.25	2d	1	0.53mi
1208 Boxwood Dr Crowley, TX	3.0	2.0	1677	$2,095	$1.25	24d	1	0.56mi
1004 Junegrass Ln Crowley, TX	4.0	2.5	2329	$2,145	$0.92	19d	1	0.58mi
525 Canoe Way Crowley, TX	4.0	2.5	2406	$2,340	$0.97	43d	1	0.60mi
520 Horn St Crowley, TX	4.0	2.5	2095	$2,290	$1.09	24d	1	0.60mi
10373 Fort Belknap Trl Crowley, TX	4.0	2.0	1780	$2,160	$1.21	43d	1	0.62mi
1020 Junegrass Ln Crowley, TX	5.0	2.5	2996	$2,575	$0.86	24d	1	0.62mi
1213 Gardenia Ln Crowley, TX	3.0	2.0	1501	$2,170	$1.45	43d	1	0.62mi
10432 Fort Bird Trl Crowley, TX	4.0	2.0	2100	$3,000	$1.43	43d	1	0.63mi
4118 Tobin Dr Crowley, TX	4.0	2.5	2139	$2,495	$1.17	43d	1	0.65mi
10406 Fort Cibolo Trl Crowley, TX	4.0	2.0	1808	$1,900	$1.05	43d	1	0.65mi
10368 Fort Crockett Trl Crowley, TX	4.0	2.0	1905	$2,150	$1.13	24d	1	0.66mi
4117 Tobin Dr Crowley, TX	3.0	2.5	1900	$2,295	$1.21	2d	1	0.68mi
4140 Tobin Dr Crowley, TX	3.0	2.5	1900	$2,395	$1.26	43d	1	0.69mi
4144 Tower Ln Crowley, TX	3.0	2.0	1528	$2,175	$1.42	2d	1	0.71mi
4226 Tobin Dr Crowley, TX	3.0–4.0	2.5	2019	$2,495	$1.24	1d	5	0.75mi
1113 Switchgrass Ln Crowley, TX	3.0	2.5	2196	$2,195	$1.00	43d	1	0.77mi
4212 Pont du Gard Way Crowley, TX	3.0	2.0	1720	$6,100	$3.55	43d	1	0.78mi
1149 Beaverwood Ln Crowley, TX	3.0	2.0	1552	$1,895	$1.22	12d	1	0.81mi
1137 Junegrass Ln Crowley, TX	3.0	2.0	1768	$2,150	$1.22	43d	1	0.82mi
1157 Beaverwood Ln Crowley, TX	4.0	3.0	2244	$2,200	$0.98	43d	1	0.82mi
1032 Verde Valley Ln Crowley, TX	3.0	2.5	2145	$2,400	$1.12	18d	1	0.82mi
4268 Tower Ln Crowley, TX	4.0	2.5	2368	$2,540	$1.07	2d	1	0.83mi
1013 Verde Valley Ln Crowley, TX	4.0	2.5	2225	$2,400	$1.08	24d	1	0.86mi
4148 Crooked Bend Dr Crowley, TX	3.0	2.0	1450	$2,100	$1.45	12d	1	0.97mi
4148 Crooked Bend Dr Crowley, TX	3.0	2.0	1469	$2,100	$1.43	24d	1	0.97mi
1017 Wheatfield Ln Crowley, TX	3.0	2.0	1552	$2,145	$1.38	22d	1	0.98mi
305 W FM 1187 Crowley, TX	1.0–3.0	1.0–2.0	1181	$4,194	$3.55	1d	23	0.98mi
412 Riverbed Dr Crowley, TX	3.0	2.0	1638	$2,100	$1.28	43d	1	1.03mi

Listing history 13 events

1. 2026-06-02
   statusdays on market $275,000 Pending 33 DOM
2. 2026-06-01
   days on market $275,000 Active Option Contract 32 DOM
3. 2026-05-31
   days on market $275,000 Active Option Contract 31 DOM
4. 2026-05-14
   historical Active Option Contract 596-char remark
5. 2026-04-30
   listed $275,000 Active 596-char remark
6. 2026-04-08
   soldstatus
7. 2013-07-16
   soldstatus Closed 396-char remark

   Show marketing remark (396 chars)

   Single story brick home with 4 bedroom, 2 bath home with 2,023 sqft of living space and sits on a large corner lot. The home features a formal dining area and eat in kitchen. Spacious living area with wood burning fireplace. HUD home to be sold as is. HUD case #492-816938 Buyer to verify all information wherein. Sq ft information is from FHA appraisal and is deemed accurate but not guaranteed.

8. 2013-05-06
   status Pending 396-char remark

   Show marketing remark (396 chars)

   Single story brick home with 4 bedroom, 2 bath home with 2,023 sqft of living space and sits on a large corner lot. The home features a formal dining area and eat in kitchen. Spacious living area with wood burning fireplace. HUD home to be sold as is. HUD case #492-816938 Buyer to verify all information wherein. Sq ft information is from FHA appraisal and is deemed accurate but not guaranteed.

9. 2013-04-29
   historical Active Contingent 396-char remark

   Show marketing remark (396 chars)

   Single story brick home with 4 bedroom, 2 bath home with 2,023 sqft of living space and sits on a large corner lot. The home features a formal dining area and eat in kitchen. Spacious living area with wood burning fireplace. HUD home to be sold as is. HUD case #492-816938 Buyer to verify all information wherein. Sq ft information is from FHA appraisal and is deemed accurate but not guaranteed.

10. 2013-04-19
    listed $95,000 Active 396-char remark

    Show marketing remark (396 chars)

    Single story brick home with 4 bedroom, 2 bath home with 2,023 sqft of living space and sits on a large corner lot. The home features a formal dining area and eat in kitchen. Spacious living area with wood burning fireplace. HUD home to be sold as is. HUD case #492-816938 Buyer to verify all information wherein. Sq ft information is from FHA appraisal and is deemed accurate but not guaranteed.

11. 2008-08-29
    soldstatus

    Show marketing remark (217 chars)

    Cute starter home on corner lot, nuetral colors, ready for move in! 4 beds, all good size, overiszed master bath, kitchen has flat surface stove, lots of counter & cabinet space & island. Close to schools.

12. 2008-07-28
    historical

    Show marketing remark (217 chars)

    Cute starter home on corner lot, nuetral colors, ready for move in! 4 beds, all good size, overiszed master bath, kitchen has flat surface stove, lots of counter & cabinet space & island. Close to schools.

13. 2008-07-09
    listed $129,900

    Show marketing remark (217 chars)

    Cute starter home on corner lot, nuetral colors, ready for move in! 4 beds, all good size, overiszed master bath, kitchen has flat surface stove, lots of counter & cabinet space & island. Close to schools.

ⓘ 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: $6,264 · $522/mo
• Projected year-2 tax: $6,264 · $522/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $29,112
• − Mortgage interest: −$15,404
• − Property taxes: −$6,264
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,329
• − Management: −$2,329
• − Depreciation: −$8,000
• Taxable loss: −$6,589
• Est. tax savings @ 24.0%: +$1,581
• After-tax cash flow: $-365/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 — Crowley

• Score: 76/100
• State rank: #103
• US rank: #3462

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment B+ Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crowley, TX
• County: Tarrant County · 2,033,669 people
• City population: 36,044
• 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

+111.7% since first listed

11 events — show timeline

• 2026-06-02 Pending — NTREIS
• 2026-05-14 Contingent — NTREIS
• 2026-04-30 Listed $275,000 NTREIS
• 2026-04-08 Sold (Public Records) — Public Records
• 2013-07-16 Sold (MLS) — NTREIS
• 2013-05-06 Pending — NTREIS
• 2013-04-29 Contingent — NTREIS
• 2013-04-19 Listed $95,000 NTREIS
• 2008-08-29 Sold (MLS) — NTREIS
• 2008-07-28 Listing Removed — NTREIS
• 2008-07-09 Listed $129,900 NTREIS

Property tax history

+3.5%/yr

Latest (2025): $6,264 · +10.5% YoY. Source: county tax records.