1209 Little Flock Dr · Fort Worth, TX 76036

$266,499

3 bd · 2.0 ba · 1,461 sqft · SingleFamily · 22 Days on market

Built 2026 Good condition $182/sqft · 24% below area Est $352k · 24% 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 +15.0/15.0
• Cash flow +10.6/30.0
• Condition / age +4.2/5.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• Rent growth +3.1/5.0
• DSCR +3.0/10.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining, along with access to an outdoor space. 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 two secondary bedrooms at the front of the home, ideal for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $266k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (18.9% below list).
• Recommended offer: $216k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Sidney H Poynter (math 12% / reading 27%, grade F, #3,583 of 4,322 statewide, top 86%, 422 students, 81% 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 79% FRL vs 52% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 1275 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 55d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 22 days — a 2% lower offer ($263k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,235 (18.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.81% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.15%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $351,665
• List price: $266,499
• Delta: -24.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10032 Bawean Dr	0.70mi	3/2.0	1,474 (+1%)	1mo	$244,999	$166	65
1029 Pineview Ln	0.27mi	3/2.0	1,630 (+12%)	14mo	$324,990	$199	57
10024 Bawean Dr	0.71mi	3/2.0	1,260 (-14%)	1mo	$279,999	$222	43
1132 Birchwood Dr	0.62mi	3/2.0	1,600 (+10%)	16mo	$304,990	$191	41
1213 Oryx Dr	0.73mi	3/2.0	1,260 (-14%)	3mo	$247,999	$197	41
1129 Chandler Dr	0.63mi	3/2.0	1,600 (+10%)	18mo	$325,994	$204	40
1341 Fox Glen Trl	0.75mi	3/2.0	1,635 (+12%)	10mo	$310,400	$190	37
1201 Oryx Dr	0.73mi	4/2.0 (+1)	1,667 (+14%)	3mo	$277,999	$167	35
10008 Bawean Dr	0.74mi	4/2.0 (+1)	1,667 (+14%)	4mo	$260,999	$157	34
1240 Calamian Dr	0.73mi	4/2.0 (+1)	1,667 (+14%)	7mo	$263,999	$158	31

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: -20.6%
• Equity multiple: 0.29×
• Total profit: $-53,207
• Equity at exit: $39,736

10-year hold

• IRR: -15.5%
• Equity multiple: 0.15×
• Total profit: $-63,435
• Equity at exit: $23,042

Cash invested: $74,620 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 38 active · 26 under contract
• Months of supply: 15.2 mo (7%/mo absorbed)
• Median asking: $284,749 ($184/sqft)
• Median days on market: 60 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: +30.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76036

• Home prices YoY: -25.2%
• Rents YoY: 2.3%
• Active inventory: 1275
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,162 high
• Mortgage (P&I): −$1,398
• Tax est. 1.5%: −$333 /mo · $3,997/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-133

Break-even live

Break-even rent $2,331

Max offer price $247,187

Occupancy floor —

Sensitivity live

Price	-10% $51	-5% $-41	+0% $-133	+5% $-226	+10% $-318
Rent	-10% $-304	-5% $-219	+0% $-133	+5% $-48	+10% $37
Rate	-1.0pp $1	-0.5pp $-66	base $-133	+0.5pp $-203	+1.0pp $-273

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: $66,625
• Closing costs: $7,995
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
921 Loftin St Crowley, TX	3.0	2.0	1714	$2,086	$1.22	21d	1	0.89mi
616 Brooks St Crowley, TX	3.0	2.0	1675	$2,158	$1.29	4d	1	0.91mi
720 Watson Way Crowley, TX	3.0	2.0	1782	$2,095	$1.18	93d	1	0.94mi
728 Walls Blvd Crowley, TX	4.0	2.0	1790	$2,159	$1.21	8d	1	1.00mi
1650 Ruthdale Dr Fort Worth, TX	3.0	2.0	1500	$2,000	$1.33	41d	1	1.01mi
744 Walls Blvd Crowley, TX	4.0	2.0	1792	$2,300	$1.28	93d	1	1.02mi
9125 Nevis Dr Fort Worth, TX	3.0	2.0	1497	$2,049	$1.37	15d	1	1.02mi
2531 Braford Dr Crowley, TX	2.0	2.0	1200	$1,600	$1.33	74d	1	1.03mi
752 Rutherford Dr Crowley, TX	4.0	2.0	1856	$2,209	$1.19	93d	1	1.07mi
705 Loftin St Crowley, TX	3.0	2.0	1514	$2,200	$1.45	93d	1	1.08mi
828 Walls Blvd Crowley, TX	4.0	2.0	1850	$2,195	$1.19	7d	1	1.08mi
708 Cheryl St Crowley, TX	3.0	2.0	1659	$2,100	$1.27	68d	1	1.08mi
625 Hutchins Dr Crowley, TX	3.0	2.0	1357	$1,885	$1.39	93d	1	1.09mi
725 Lazy Crest Dr Fort Worth, TX	3.0	2.0	1157	$1,925	$1.66	7d	1	1.11mi
632 Hutchins Dr Crowley, TX	3.0	2.0	1815	$2,230	$1.23	1d	1	1.12mi
2720 Gains Mill Dr Fort Worth, TX	3.0	2.0	1757	$2,000	$1.14	48d	1	1.13mi
605 Hidden Dale Dr Fort Worth, TX	3.0	2.0	1161	$1,875	$1.61	93d	1	1.14mi
712 Lazy Crest Dr Fort Worth, TX	3.0	2.0	1342	$1,925	$1.43	19d	1	1.15mi
552 Kerry St Crowley, TX	3.0	2.0	1636	$2,295	$1.40	51d	1	1.17mi
517 Misty Mountain Dr Fort Worth, TX	3.0	2.0	1342	$1,750	$1.30	16d	1	1.19mi
8457 Asheville Ln Fort Worth, TX	4.0	2.0	1796	$2,049	$1.14	93d	1	1.20mi
9124 Abaco Way Fort Worth, TX	4.0	2.0	1680	$2,020	$1.20	4d	1	1.23mi
9157 Abaco Way Fort Worth, TX	4.0	2.0	1705	$2,089	$1.23	74d	1	1.26mi
9157 Abaco Way Fort Worth, TX	4.0	2.0	1705	$2,149	$1.26	93d	1	1.26mi
9165 Abaco Way Fort Worth, TX	4.0	2.0	1705	$2,095	$1.23	39d	1	1.27mi
10037 Quail Glen Dr Fort Worth, TX	3.0	2.0	1134	$1,795	$1.58	20d	1	1.31mi
10037 Quail Glen Dr Fort Worth, TX	3.0	2.0	1134	$1,795	$1.58	38d	1	1.31mi
8612 Orleans Ln Fort Worth, TX	3.0	2.0	1790	$1,900	$1.06	93d	1	1.31mi
2808 Adams Fall Ln Fort Worth, TX	3.0	2.0	1545	$2,100	$1.36	93d	1	1.32mi
10048 Iron Ridge Dr Fort Worth, TX	4.0	2.0	1844	$2,080	$1.13	1d	1	1.33mi
10009 Quail Glen Dr Fort Worth, TX	3.0	2.0	1130	$1,795	$1.59	93d	1	1.33mi
2605 Bear Oak Dr Fort Worth, TX	3.0	2.0	1337	$1,950	$1.46	54d	1	1.38mi
8361 Horned Maple Trl Fort Worth, TX	3.0	2.0	1523	$2,200	$1.44	93d	1	1.38mi
220 Elk Run Dr Fort Worth, TX	3.0	2.0	1781	$1,965	$1.10	64d	1	1.38mi
8564 Charleston Ave Fort Worth, TX	3.0	2.5	1463	$1,875	$1.28	74d	1	1.39mi
9100 Cranwell Ct Fort Worth, TX	3.0	2.5	1748	$1,950	$1.12	74d	1	1.40mi
2120 Blakely Ct Fort Worth, TX	3.0	2.0	1872	$2,350	$1.26	2d	1	1.40mi
2913 Vicksburg Ln Fort Worth, TX	3.0	2.0	1720	$1,800	$1.05	74d	1	1.41mi
3104 Stonewall Ln Fort Worth, TX	3.0	2.0	1112	$1,725	$1.55	48d	1	1.43mi
8329 Hackberry Tree Dr Fort Worth, TX	3.0	2.0	1337	$2,000	$1.50	7d	1	1.43mi

Listing history 4 events

1. 2026-05-31
   days on market $266,499 Active 22 DOM
2. 2026-05-12
   price $266,499 415-char remark
3. 2026-05-10
   price $267,499 415-char remark
4. 2026-05-09
   listed $290,499 Active 415-char remark

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $25,948
• − Mortgage interest: −$14,928
• − Property taxes: −$3,997
• − Insurance: −$1,332
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − Depreciation: −$7,753
• Taxable loss: −$6,214
• Est. tax savings @ 24.0%: +$1,491
• After-tax cash flow: $-110/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 · 30 photos

Good 85/100 None rehab

This single-level home showcases a spacious open floorplan with modern finishes and neutral color schemes. The property is in good condition with no visible repairs needed, making it a move-in-ready investment opportunity.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers ↑

F Composite school gradezoned avg 23/100

Zoned Schools

Elementary Sidney H Poynter F TX #3,583/4,322 Nat'l #33,738/41,679 Middle H F Stevens Middle F TX #1,387/1,662 Nat'l #11,464/14,009 High Crowley H S F TX #1,112/1,632 Nat'l #11,215/17,239

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

A Composite livability gradescore 80/100

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 · 2,380,417 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: 13% of renters

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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%

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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%

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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

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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