Marietta Plan · Fort Worth, TX 76008

$465,990

3 bd · 2.5 ba · 2,076 sqft · SingleFamily · 683 Days on market

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +6.2/10.0
• Cash flow +5.4/30.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A remarkable balance of classic luxury and modern comfort allows The Marietta floor plan by David Weekley Homes to present a superb lifestyle experience. Retire to your elegant Owner's Retreat, which includes a pamper-ready bathroom and a sprawling walk-in closet. The chef's specialty kitchen supports the full variety of cuisine exploration with a corner pantry and a presentation island. Your open and bright floor plan provides a beautiful expanse to craft your perfect living space. The spare bedrooms maximize privacy, personal space, and unique appeal. Let your creativity soar and design a brilliant family fun and games parlor in the incredible FlexSpace℠ of the upstairs retreat. Build your future together in this superb new home in Fort Worth, Texas.

Key facts

• Owner's retreat
• Flexspace
• Chef's kitchen

Tags

• OWNER'S RETREAT
• CHEF'S KITCHEN
• FLEXSPACE

🏗️ New construction. The $465,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $547,326.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $466k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $375k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $328k (29.5% below list).
• Recommended offer: $328k (29.5% below list) — sets the bar for 1% rule.

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.
• Aledo ISD (rural): math 66% / reading 68% proficiency, ranked #11 of 826 in TX (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.8%/yr); 826 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 437 units permitted in Parker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• Parker County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 683 days — a 12% lower offer ($410k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Recommended offer $328,300 (29.5% 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 683 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.60% ✗
• Cap rate: 3.69%
• Cash-on-cash: -9.31%
• DSCR: 0.59
• GRM: 13.9

CMA / ARV

• ARV (median comp): $547,326
• List price: $465,990
• Delta: -14.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2016 Tolleson Dr	0.06mi	3/2.5	2,089 (+1%)	5mo	$417,897	$200	92
2169 Sandlin Dr	0.15mi	3/2.5	2,076 (0%)	1mo	$449,781	$217	92
2024 Tolleson Dr	0.06mi	3/2.5	1,992 (-4%)	2mo	$479,925	$241	89
2204 Rolling Oaks Dr	0.24mi	3/2.5	2,118 (+2%)	3mo	$439,780	$208	82
14517 Short Ridge Ln	0.18mi	3/2.0	2,208 (+6%)	5mo	$499,093	$226	75
14344 Walsh Ave	0.23mi	3/2.0	2,209 (+6%)	3mo	$545,000	$247	74
2129 Domingo Dr	0.41mi	3/2.5	2,213 (+7%)	4mo	$485,000	$219	67
1908 Tolleson Dr	0.10mi	4/3.0 (+1)	2,338 (+13%)	1mo	$555,000	$237	66
2237 Rue Ct	0.49mi	3/2.5	2,195 (+6%)	2mo	$465,000	$212	66
2025 Rolling Oaks Dr	0.06mi	4/3.0 (+1)	2,364 (+14%)	2mo	$589,787	$249	65
2004 Barbette St	0.28mi	4/3.0 (+1)	2,268 (+9%)	1mo	$539,900	$238	64
14808 Gentry Dr	0.74mi	3/2.0	2,084 (+0%)	4mo	$439,000	$211	59

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 · 3.82% rent growth · sell at horizon

5-year hold

• IRR: -32.0%
• Equity multiple: -0.05×
• Total profit: $-161,630
• Equity at exit: $81,608

10-year hold

• IRR: -32.7%
• Equity multiple: -0.48×
• Total profit: $-226,652
• Equity at exit: $47,323

Cash invested: $153,251 (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 76008

• Home prices YoY: -16.5%
• Rents YoY: 3.8%
• Active inventory: 826
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $3,283 high
• Mortgage (P&I): −$2,870
• Tax est. 1.5%: −$684 /mo · $8,210/yr
• Insurance: −$228
• HOA: −$0
• Vacancy / Maint / Mgmt: −$689
• Net cashflow: $-1,189

Break-even live

Break-even rent $4,788

Max offer price $375,294

Occupancy floor —

Sensitivity live

Price	-10% $-811	-5% $-1,000	+0% $-1,189	+5% $-1,378	+10% $-1,567
Rent	-10% $-1,448	-5% $-1,319	+0% $-1,189	+5% $-1,059	+10% $-930
Rate	-1.0pp $-913	-0.5pp $-1,050	base $-1,189	+0.5pp $-1,331	+1.0pp $-1,475

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: $136,832
• Closing costs: $16,420
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2165 Sandlin Dr Aledo, TX	4.0	3.5	2679	$3,825	$1.43	44d	1	0.13mi
14228 Walsh Ave Aledo, TX	3.0	2.5	1766	$3,600	$2.04	0d	1	0.30mi
2113 Domingo Dr Aledo, TX	3.0	2.5	2450	$3,500	$1.43	0d	1	0.38mi
14953 Gentry Dr Aledo, TX	3.0	2.5	2866	$3,300	$1.15	44d	1	0.92mi
616 Ardath Dr Aledo, TX	3.0	2.0	2050	$2,850	$1.39	13d	1	0.96mi
15049 Chipwood Dr Aledo, TX	3.0	3.0	2337	$3,500	$1.50	44d	1	1.12mi
14824 Brettridge Dr Aledo, TX	4.0	3.5	2782	$3,321	$1.19	44d	1	1.15mi
253 Gill Point Ln Aledo, TX	4.0	2.5	2858	$3,650	$1.28	6d	1	1.41mi

Listing history 22 events

1. 2026-06-21
   days on market $465,990 Active 683 DOM
2. 2026-06-18
   days on market $465,990 Active 680 DOM
3. 2026-06-17
   days on market $465,990 Active 679 DOM
4. 2026-06-16
   days on market $465,990 Active 678 DOM
5. 2026-06-15
   days on market $465,990 Active 677 DOM
6. 2026-06-13
   days on market $465,990 Active 675 DOM
7. 2026-06-09
   days on market $465,990 Active 671 DOM
8. 2026-06-08
   days on market $465,990 Active 670 DOM
9. 2026-06-07
   days on market $465,990 Active 669 DOM
10. 2026-06-04
    days on market $465,990 Active 666 DOM
11. 2026-06-03
    days on market $465,990 Active 665 DOM
12. 2026-06-02
    days on market $465,990 Active 664 DOM
13. 2026-06-01
    days on market $465,990 Active 663 DOM
14. 2026-05-31
    days on market $465,990 Active 662 DOM
15. 2026-04-24
    price $475,990 762-char remark

    Show marketing remark (762 chars)

    A remarkable balance of classic luxury and modern comfort allows The Marietta floor plan by David Weekley Homes to present a superb lifestyle experience. Retire to your elegant Owner's Retreat, which includes a pamper-ready bathroom and a sprawling walk-in closet. The chef's specialty kitchen supports the full variety of cuisine exploration with a corner pantry and a presentation island. Your open and bright floor plan provides a beautiful expanse to craft your perfect living space. The spare bedrooms maximize privacy, personal space, and unique appeal. Let your creativity soar and design a brilliant family fun and games parlor in the incredible FlexSpace℠ of the upstairs retreat. Build your future together in this superb new home in Fort Worth, Texas.

16. 2025-10-03
    status Active 762-char remark

    Show marketing remark (762 chars)

    A remarkable balance of classic luxury and modern comfort allows The Marietta floor plan by David Weekley Homes to present a superb lifestyle experience. Retire to your elegant Owner's Retreat, which includes a pamper-ready bathroom and a sprawling walk-in closet. The chef's specialty kitchen supports the full variety of cuisine exploration with a corner pantry and a presentation island. Your open and bright floor plan provides a beautiful expanse to craft your perfect living space. The spare bedrooms maximize privacy, personal space, and unique appeal. Let your creativity soar and design a brilliant family fun and games parlor in the incredible FlexSpace℠ of the upstairs retreat. Build your future together in this superb new home in Fort Worth, Texas.

17. 2025-08-22
    historical 762-char remark

    Show marketing remark (762 chars)

    A remarkable balance of classic luxury and modern comfort allows The Marietta floor plan by David Weekley Homes to present a superb lifestyle experience. Retire to your elegant Owner's Retreat, which includes a pamper-ready bathroom and a sprawling walk-in closet. The chef's specialty kitchen supports the full variety of cuisine exploration with a corner pantry and a presentation island. Your open and bright floor plan provides a beautiful expanse to craft your perfect living space. The spare bedrooms maximize privacy, personal space, and unique appeal. Let your creativity soar and design a brilliant family fun and games parlor in the incredible FlexSpace℠ of the upstairs retreat. Build your future together in this superb new home in Fort Worth, Texas.

18. 2025-08-06
    price $473,990 762-char remark

    Show marketing remark (762 chars)

    A remarkable balance of classic luxury and modern comfort allows The Marietta floor plan by David Weekley Homes to present a superb lifestyle experience. Retire to your elegant Owner's Retreat, which includes a pamper-ready bathroom and a sprawling walk-in closet. The chef's specialty kitchen supports the full variety of cuisine exploration with a corner pantry and a presentation island. Your open and bright floor plan provides a beautiful expanse to craft your perfect living space. The spare bedrooms maximize privacy, personal space, and unique appeal. Let your creativity soar and design a brilliant family fun and games parlor in the incredible FlexSpace℠ of the upstairs retreat. Build your future together in this superb new home in Fort Worth, Texas.

19. 2025-05-02
    status Active 762-char remark

    Show marketing remark (762 chars)

    A remarkable balance of classic luxury and modern comfort allows The Marietta floor plan by David Weekley Homes to present a superb lifestyle experience. Retire to your elegant Owner's Retreat, which includes a pamper-ready bathroom and a sprawling walk-in closet. The chef's specialty kitchen supports the full variety of cuisine exploration with a corner pantry and a presentation island. Your open and bright floor plan provides a beautiful expanse to craft your perfect living space. The spare bedrooms maximize privacy, personal space, and unique appeal. Let your creativity soar and design a brilliant family fun and games parlor in the incredible FlexSpace℠ of the upstairs retreat. Build your future together in this superb new home in Fort Worth, Texas.

20. 2025-04-18
    historical 762-char remark

    Show marketing remark (762 chars)

    A remarkable balance of classic luxury and modern comfort allows The Marietta floor plan by David Weekley Homes to present a superb lifestyle experience. Retire to your elegant Owner's Retreat, which includes a pamper-ready bathroom and a sprawling walk-in closet. The chef's specialty kitchen supports the full variety of cuisine exploration with a corner pantry and a presentation island. Your open and bright floor plan provides a beautiful expanse to craft your perfect living space. The spare bedrooms maximize privacy, personal space, and unique appeal. Let your creativity soar and design a brilliant family fun and games parlor in the incredible FlexSpace℠ of the upstairs retreat. Build your future together in this superb new home in Fort Worth, Texas.

21. 2025-03-01
    price $471,990 762-char remark

    Show marketing remark (762 chars)

    A remarkable balance of classic luxury and modern comfort allows The Marietta floor plan by David Weekley Homes to present a superb lifestyle experience. Retire to your elegant Owner's Retreat, which includes a pamper-ready bathroom and a sprawling walk-in closet. The chef's specialty kitchen supports the full variety of cuisine exploration with a corner pantry and a presentation island. Your open and bright floor plan provides a beautiful expanse to craft your perfect living space. The spare bedrooms maximize privacy, personal space, and unique appeal. Let your creativity soar and design a brilliant family fun and games parlor in the incredible FlexSpace℠ of the upstairs retreat. Build your future together in this superb new home in Fort Worth, Texas.

22. 2024-06-12
    listed $467,990 Active 762-char remark

    Show marketing remark (762 chars)

    A remarkable balance of classic luxury and modern comfort allows The Marietta floor plan by David Weekley Homes to present a superb lifestyle experience. Retire to your elegant Owner's Retreat, which includes a pamper-ready bathroom and a sprawling walk-in closet. The chef's specialty kitchen supports the full variety of cuisine exploration with a corner pantry and a presentation island. Your open and bright floor plan provides a beautiful expanse to craft your perfect living space. The spare bedrooms maximize privacy, personal space, and unique appeal. Let your creativity soar and design a brilliant family fun and games parlor in the incredible FlexSpace℠ of the upstairs retreat. Build your future together in this superb new home in Fort Worth, Texas.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $39,396
• − Mortgage interest: −$30,659
• − Property taxes: −$8,210
• − Insurance: −$2,737
• − Repairs & maintenance: −$3,152
• − Management: −$3,152
• − Depreciation: −$15,922
• Taxable loss: −$24,435
• Est. tax savings @ 24.0%: +$5,864
• After-tax cash flow: $-8,402/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: Aledo ISD
• NCES district ID: 4807780
• Math proficiency: 66% ▼ -8.00%
• Reading proficiency: 68% ▼ -2.00%
• Median HH income: $102,936
• Composite: 61.94/100
• National rank: #725
• State rank: #11 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: Parker County · 144,797 people
• City population: 911,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 25,165
• Household income: $168,314
• Rent vs Own: 8.2% rent · 91.8% own
• Severe rent burden: 27.0

Population outlook (Parker County) Hauer SSP2

• Today (2025): 147,426 people
• By 2030: 157,863 · +7.1%
• By 2040: 177,519 · +20.4%
• By 2050: 194,786 · +32.1%
• By 2075: 238,799 · +62.0%
• By 2100: 264,126 · +79.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 7%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 3% Slovak 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · Parker

• 2024 margin: Solid R (+66.4) · D 16.4% · R 82.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -55.2pp · 2024: -66.4pp
• All cycles: 2024: R+66.4 2020: R+64.4 2016: R+67.5 2012: R+65.8 2008: R+55.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.05%
• Current HPI: 242.9582
• Rent YoY: ▲ 3.82%
• 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

+1.7% since first listed

8 events — show timeline

• 2026-04-24 Price Changed $475,990 Zillow
• 2025-10-03 Relisted — Zillow
• 2025-08-22 Delisted — Zillow
• 2025-08-06 Price Changed $473,990 Zillow
• 2025-05-02 Relisted — Zillow
• 2025-04-18 Delisted — Zillow
• 2025-03-01 Price Changed $471,990 Zillow
• 2024-06-12 Listed $467,990 Zillow