11104 Mountain Ash · Fort Worth, TX 76040

$199,999

3 bd · 2.0 ba · 1,520 sqft · SingleFamily · 346 Days on market

Built 2025 Excellent condition

---

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 +16.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Condition / age +4.8/5.0
• 1% rule +4.4/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sales price is subject to change without notice and not guaranteed. Pictures are for illustration purposes only. Color scheme such as paint, flooring, cabinets, backsplashes and countertops may vary. Beautiful home offers large living room with high ceilings, island kitchen, walk in pantry & stainless-steel appliances. Master bedroom has a large walk-in closet & private bath. Space rent per month is 715.00 covers amenities and majority of taxes.

Key facts

• Island kitchen
• Private bath
• Large living room

Tags

• LARGE LIVING ROOM
• ISLAND KITCHEN
• WALK IN PANTRY
• STAINLESS STEEL APPLIANCES
• LARGE WALK-IN CLOSET
• PRIVATE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (6.0% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: schools D+, crime F.
• Hurst-Euless-Bedford ISD (suburban): math 47% / reading 50% proficiency, ranked #193 of 826 in TX (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.6%/yr); 85 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 31% of the median local income ($73k/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 $1k of loan paydown is wiped out by about $6k 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 346 days — a 12% lower offer ($176k) 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; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 346 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.21%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.62% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-28,380
• Equity at exit: $29,821

10-year hold

• IRR: -8.0%
• Equity multiple: 0.53×
• Total profit: $-26,409
• Equity at exit: $17,292

Cash invested: $56,000 (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 76040

• Home prices YoY: -23.6%
• Rents YoY: 1.6%
• Active inventory: 85
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,880 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $103

Break-even live

Break-even rent $1,750

Max offer price $199,999

Occupancy floor 90%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10684 Tube Dr Unit 502 Hurst, TX	3.0	2.0	1778	$1,895	$1.07	4d	1	0.58mi
10604 Tube Dr Unit 10684-502 Hurst, TX	3.0	2.0	1778	$1,895	$1.07	3d	1	0.63mi
10552 Tube Dr Unit 803 Hurst, TX	3.0	2.0	1600	$1,995	$1.25	43d	1	0.66mi
10548 Tube Dr Unit 704 Hurst, TX	3.0	2.0	1600	$1,995	$1.25	43d	1	0.66mi
10520 Tube Dr Unit 10552-803 Hurst, TX	3.0	2.0	1600	$1,995	$1.25	43d	1	0.68mi
11450 Trinity Blvd Euless, TX	1.0–2.0	1.0–2.0	1032	$2,480	$2.40	2d	98	0.70mi
3475 Valley Vista Dr Fort Worth, TX	3.0	2.0	1500	$2,095	$1.40	43d	1	0.72mi
3475 Valley Vista Dr Fort Worth, TX	3.0	2.0	1500	$1,995	$1.33	24d	1	0.72mi
3601 Valley Vista Dr Unit 3625-601 Hurst, TX	2.0	2.5	1350	$1,650	$1.22	24d	1	0.84mi
3625 Valley Vista Dr Unit 601 Hurst, TX	2.0	2.5	1350	$1,650	$1.22	24d	1	0.85mi
1601 Sotogrande Blvd Hurst, TX	3.0	1.0–2.0	1061	$2,175	$2.05	1d	227	0.87mi
1304 Raider Dr Euless, TX	1.0–3.0	1.0–2.0	835	$1,789	$2.14	1d	16	0.97mi
1700 Sotogrande Blvd Hurst, TX	3.0	2.0	1321	$2,229	$1.69	7d	1	0.98mi
1700 Sotogrande Blvd Hurst, TX	2.0	2.0	1080	$1,580	$1.46	5d	1	0.98mi
1700 Sotogrande Blvd Hurst, TX	2.0	2.0	1080	$1,339	$1.24	24d	1	0.98mi
1209 Princeton Pl Euless, TX	3.0	2.0	1671	$2,300	$1.38	17d	1	1.01mi
1736 Sotogrande Blvd Unit 1769 Hurst, TX	3.0	2.0	1248	$1,718	$1.38	43d	1	1.04mi
1736 Sotogrande Blvd Unit 3121 Hurst, TX	3.0	2.0	1286	$1,657	$1.29	3d	1	1.04mi
1736 Sotogrande Blvd Unit 511 Hurst, TX	2.0	2.0	1050	$1,075	$1.02	43d	1	1.04mi
1401 Sotogrande Blvd Euless, TX	3.0	2.0	1286	$2,089	$1.62	4d	1	1.13mi
1401 Sotogrande Blvd Euless, TX	3.0	2.0	1248	$2,246	$1.80	24d	1	1.13mi
1401 Sotogrande Blvd Euless, TX	2.0	2.0	1180	$1,711	$1.45	43d	1	1.13mi
808 McCurry Ave Bedford, TX	3.0	2.0	1636	$2,100	$1.28	43d	1	1.22mi
2620 Britany Cir Bedford, TX	3.0	2.0	2097	$2,600	$1.24	22d	1	1.24mi
805 Central Dr Bedford, TX	1.0–2.0	1.0–2.0	795	$1,420	$1.79	43d	6	1.27mi
10150 E Hurst Blvd Hurst, TX	3.0	1.0–2.0	917	$2,199	$2.40	43d	9	1.28mi
2305 Dalewood Ln Bedford, TX	2.0	2.0	1070	$1,975	$1.85	7d	1	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $199,999 Active 346 DOM
2. 2026-06-17
   days on market $199,999 Active 345 DOM
3. 2026-06-16
   days on market $199,999 Active 344 DOM
4. 2026-06-15
   days on market $199,999 Active 343 DOM
5. 2026-06-13
   days on market $199,999 Active 341 DOM
6. 2026-06-09
   days on market $199,999 Active 337 DOM
7. 2026-06-08
   days on market $199,999 Active 336 DOM
8. 2026-06-07
   days on market $199,999 Active 335 DOM
9. 2026-06-04
   days on market $199,999 Active 332 DOM
10. 2026-06-03
    days on market $199,999 Active 331 DOM
11. 2026-06-02
    days on market $199,999 Active 330 DOM
12. 2026-06-01
    days on market $199,999 Active 329 DOM
13. 2026-05-31
    days on market $199,999 Active 328 DOM
14. 2026-03-17
    status Active 461-char remark

    Show marketing remark (461 chars)

    Sales price is subject to change without notice and not guaranteed. Pictures are for illustration purposes only. Color scheme such as paint, flooring, cabinets, backsplashes and countertops may vary. Beautiful home offers large living room with high ceilings, island kitchen, walk in pantry & stainless-steel appliances. Master bedroom has a large walk-in closet & private bath. Space rent per month is 715.00 covers amenities and majority of taxes.

15. 2026-02-13
    historical 461-char remark

    Show marketing remark (461 chars)

    Sales price is subject to change without notice and not guaranteed. Pictures are for illustration purposes only. Color scheme such as paint, flooring, cabinets, backsplashes and countertops may vary. Beautiful home offers large living room with high ceilings, island kitchen, walk in pantry & stainless-steel appliances. Master bedroom has a large walk-in closet & private bath. Space rent per month is 715.00 covers amenities and majority of taxes.

16. 2025-07-16
    price $199,999 461-char remark

    Show marketing remark (461 chars)

    Sales price is subject to change without notice and not guaranteed. Pictures are for illustration purposes only. Color scheme such as paint, flooring, cabinets, backsplashes and countertops may vary. Beautiful home offers large living room with high ceilings, island kitchen, walk in pantry & stainless-steel appliances. Master bedroom has a large walk-in closet & private bath. Space rent per month is 715.00 covers amenities and majority of taxes.

17. 2025-06-04
    listed $200,000 Active 461-char remark

    Show marketing remark (461 chars)

    Sales price is subject to change without notice and not guaranteed. Pictures are for illustration purposes only. Color scheme such as paint, flooring, cabinets, backsplashes and countertops may vary. Beautiful home offers large living room with high ceilings, island kitchen, walk in pantry & stainless-steel appliances. Master bedroom has a large walk-in closet & private bath. Space rent per month is 715.00 covers amenities and majority of taxes.

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 25 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: $22,563
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,805
• − Management: −$1,805
• − Depreciation: −$5,818
• Taxable loss: −$2,068
• Est. tax savings @ 24.0%: +$496
• After-tax cash flow: $1,735/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

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It is move-in ready and has the potential for significant value increases through minor updates and improvements.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters.
• Both Landscaping improvements — Enhancing the landscaping can improve the home's curb appeal and increase its value.
• Both Upgrading the flooring — Upgrading the flooring can improve the home's appearance and increase its value for both resale and rental purposes.
• Both Updating the kitchen appliances — Upgrading the kitchen appliances can make the home more appealing to potential buyers and renters, especially if the appliances are outdated.
• Both Upgrading the HVAC system — Upgrading the HVAC system can improve the home's comfort and energy efficiency, making it more attractive to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Landscaping improvements — Enhancing the landscaping can improve the home's curb appeal and increase its value. ↑
• Both Upgrading the flooring — Upgrading the flooring can improve the home's appearance and increase its value for both resale and rental purposes. ↑
• Both Updating the kitchen appliances — Upgrading the kitchen appliances can make the home more appealing to potential buyers and renters, especially if the appliances are outdated. ↑
• Both Upgrading the HVAC system — Upgrading the HVAC system can improve the home's comfort and energy efficiency, making it more attractive to potential buyers and renters. ↑

ⓘ 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: Hurst-Euless-Bedford ISD
• NCES district ID: 4824060
• Math proficiency: 47% ▼ -15.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $56,086
• Composite: 42.12/100
• National rank: #3316
• State rank: #193 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): 31,677
• Household income: $72,661
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 1361.0

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: Highly diverse neighborhood (Simpson 0.78)
• Race & ethnicity: White 31% Black 24% Hispanic / Latino 22% Two or more races 16% Asian 14% Pacific Islander 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 2%
• Common ancestry: Italian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 27% · Canada, Vietnam, China
• Languages at home: 59% English-only · Spanish 16% Other Indo-European 8% Other Asian/Pacific 4%

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: ▼ -83.82%
• Current HPI: 271.7474
• Rent YoY: ▲ 1.62%
• 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

-0.0% since first listed

4 events — show timeline

• 2026-03-17 Relisted — Zillow
• 2026-02-13 Delisted — Zillow
• 2025-07-16 Price Changed $199,999 Zillow
• 2025-06-04 Listed $200,000 Zillow