10632 Diamond Mine Dr · Fort Worth, TX 76036

$309,990

4 bd · 2.5 ba · 1,729 sqft · Other · 72 Days on market

Built 2026 Excellent condition 6,970 sqft lot $179/sqft · 7% below area Est $332k · 7% under $63/mo HOA · 2% of rent ↓ 4% 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 +16.0/30.0
• ARV discount +10.5/15.0
• DSCR +5.0/10.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning new D.R. Horton home in the Rock Creek Ranch community located in Fort Worth and Crowley ISD! The single-story Easton floorplan elevation A, with an estimated Summer completion, offers 4 bedrooms, 2 bathrooms, and a 2-car garage with a spacious open-concept layout designed for both comfort and everyday functionality. The family room flows seamlessly into the dining area and contemporary kitchen, creating a warm and inviting space ideal for gatherings and entertaining. The thoughtfully designed kitchen features quartz countertops, 36” painted cabinets, stainless steel appliances, a gas range, stainless steel sink, center island, and a walk-in pantry for ample storage. The private primary suite is tucked away and includes an en-suite bath with dual quartz vanities, a 5-foot oversized shower, and a walk-in closet conveniently located off the bathroom. Three secondary bedrooms and a full bathroom with a quartz vanity top provide flexible space for family members, guests, or a home office. Luxury vinyl plank flooring enhances the main living areas and wet zones, offering durability and low-maintenance appeal. Built with energy-efficient construction and equipped with America’s Smart Home Technology. Exterior highlights include a landscape package, full sprinkler system with rain sensor, privacy fencing, and more. Planned community amenities include a future pool, parks, playground, and walking trails. Located just two miles from Benbrook Lake with easy access to shopping, Fort Worth attractions, and nearby schools.

Key facts

• 6,970 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $310k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $156 ($2k/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 $266k (14.3% below list).
• Recommended offer: $266k (14.3% below list) — sets the bar for 1% rule.
• 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: 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 33% 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 $2k of loan paydown is wiped out by about $9k 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 72 days — a 6% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 3 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 $265,772 (14.3% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.86% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.15%
• DSCR: 1.10
• GRM: 9.7

CMA / ARV

• ARV (median comp): $332,483
• List price: $309,990
• Delta: -6.77%
• 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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-42,318
• Equity at exit: $46,221

10-year hold

• IRR: -5.9%
• Equity multiple: 0.63×
• Total profit: $-32,155
• Equity at exit: $26,802

Cash invested: $86,797 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,658 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$126 /mo · $1,515/yr
• Insurance: −$129
• HOA: −$63
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $156

Break-even live

Break-even rent $2,461

Max offer price $309,990

Occupancy floor 89%

Sensitivity live

Price	-10% $331	-5% $243	+0% $156	+5% $68	+10% $-20
Rent	-10% $-54	-5% $51	+0% $156	+5% $261	+10% $366
Rate	-1.0pp $312	-0.5pp $234	base $156	+0.5pp $75	+1.0pp $-6

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: $77,498
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.46mi

HOA detail

• Monthly dues: $63 · $756/yr
• Likely covers: gaspool

Listing history 23 events

1. 2026-06-21
   days on market $309,990 Active 72 DOM
2. 2026-06-18
   days on market $309,990 Active 69 DOM
3. 2026-06-17
   days on market $309,990 Active 68 DOM
4. 2026-06-16
   days on market $309,990 Active 67 DOM
5. 2026-06-16
   price $309,990 Active 66 DOM
6. 2026-06-15
   days on market $317,490 Active 66 DOM
7. 2026-06-13
   days on market $317,490 Active 64 DOM
8. 2026-06-13
   days on market $317,490 Active 63 DOM
9. 2026-06-09
   days on market $317,490 Active 60 DOM
10. 2026-06-08
    days on market $317,490 Active 59 DOM
11. 2026-06-07
    days on market $317,490 Active 58 DOM
12. 2026-06-04
    days on market $317,490 Active 55 DOM
13. 2026-06-03
    days on market $317,490 Active 54 DOM
14. 2026-06-02
    days on market $317,490 Active 53 DOM
15. 2026-06-01
    days on market $317,490 Active 52 DOM
16. 2026-05-31
    days on market $317,490 Active 51 DOM
17. 2026-05-01
    price $320,690 1556-char remark

    Show marketing remark (1556 chars)

    Stunning new D.R. Horton home in the Rock Creek Ranch community located in Fort Worth and Crowley ISD! The single-story Easton floorplan elevation A, with an estimated Summer completion, offers 4 bedrooms, 2 bathrooms, and a 2-car garage with a spacious open-concept layout designed for both comfort and everyday functionality. The family room flows seamlessly into the dining area and contemporary kitchen, creating a warm and inviting space ideal for gatherings and entertaining. The thoughtfully designed kitchen features quartz countertops, 36” painted cabinets, stainless steel appliances, a gas range, stainless steel sink, center island, and a walk-in pantry for ample storage. The private primary suite is tucked away and includes an en-suite bath with dual quartz vanities, a 5-foot oversized shower, and a walk-in closet conveniently located off the bathroom. Three secondary bedrooms and a full bathroom with a quartz vanity top provide flexible space for family members, guests, or a home office. Luxury vinyl plank flooring enhances the main living areas and wet zones, offering durability and low-maintenance appeal. Built with energy-efficient construction and equipped with America’s Smart Home Technology. Exterior highlights include a landscape package, full sprinkler system with rain sensor, privacy fencing, and more. Planned community amenities include a future pool, parks, playground, and walking trails. Located just two miles from Benbrook Lake with easy access to shopping, Fort Worth attractions, and nearby schools.

18. 2026-04-21
    price $320,690 244-char remark

    Show marketing remark (244 chars)

    The property is located at 10632 DIAMOND MINE DRIVE FORT WORTH TX 76036 priced at 333540, the square foot and stories are 1681, 1.The number of bath is 2, halfbath is 0 there are 4 bedrooms and 2 garages. For more details please, call or email.

19. 2026-04-09
    listed $323,990 Active 1556-char remark

    Show marketing remark (1556 chars)

    Stunning new D.R. Horton home in the Rock Creek Ranch community located in Fort Worth and Crowley ISD! The single-story Easton floorplan elevation A, with an estimated Summer completion, offers 4 bedrooms, 2 bathrooms, and a 2-car garage with a spacious open-concept layout designed for both comfort and everyday functionality. The family room flows seamlessly into the dining area and contemporary kitchen, creating a warm and inviting space ideal for gatherings and entertaining. The thoughtfully designed kitchen features quartz countertops, 36” painted cabinets, stainless steel appliances, a gas range, stainless steel sink, center island, and a walk-in pantry for ample storage. The private primary suite is tucked away and includes an en-suite bath with dual quartz vanities, a 5-foot oversized shower, and a walk-in closet conveniently located off the bathroom. Three secondary bedrooms and a full bathroom with a quartz vanity top provide flexible space for family members, guests, or a home office. Luxury vinyl plank flooring enhances the main living areas and wet zones, offering durability and low-maintenance appeal. Built with energy-efficient construction and equipped with America’s Smart Home Technology. Exterior highlights include a landscape package, full sprinkler system with rain sensor, privacy fencing, and more. Planned community amenities include a future pool, parks, playground, and walking trails. Located just two miles from Benbrook Lake with easy access to shopping, Fort Worth attractions, and nearby schools.

20. 2026-04-03
    status Active 244-char remark

    Show marketing remark (244 chars)

    The property is located at 10632 DIAMOND MINE DRIVE FORT WORTH TX 76036 priced at 333540, the square foot and stories are 1681, 1.The number of bath is 2, halfbath is 0 there are 4 bedrooms and 2 garages. For more details please, call or email.

21. 2026-04-03
    price $323,990 244-char remark

    Show marketing remark (244 chars)

    The property is located at 10632 DIAMOND MINE DRIVE FORT WORTH TX 76036 priced at 333540, the square foot and stories are 1681, 1.The number of bath is 2, halfbath is 0 there are 4 bedrooms and 2 garages. For more details please, call or email.

22. 2025-11-15
    historical 244-char remark

    Show marketing remark (244 chars)

    The property is located at 10632 DIAMOND MINE DRIVE FORT WORTH TX 76036 priced at 333540, the square foot and stories are 1681, 1.The number of bath is 2, halfbath is 0 there are 4 bedrooms and 2 garages. For more details please, call or email.

23. 2025-11-05
    listed $333,540 Active 244-char remark

    Show marketing remark (244 chars)

    The property is located at 10632 DIAMOND MINE DRIVE FORT WORTH TX 76036 priced at 333540, the square foot and stories are 1681, 1.The number of bath is 2, halfbath is 0 there are 4 bedrooms and 2 garages. For more details please, call or email.

ⓘ 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: $1,515 · $126/mo
• Projected year-2 tax: $5,673 · $473/mo
• Expected delta: +$4,158/yr (+$346/mo · 274.4%)

ⓘ 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: $31,893
• − Mortgage interest: −$17,364
• − Property taxes: −$1,515
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,551
• − Management: −$2,551
• − HOA: −$756
• − Depreciation: −$9,018
• Taxable loss: −$3,413
• Est. tax savings @ 24.0%: +$819
• After-tax cash flow: $2,686/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 · 12 photos

Excellent 95/100 None rehab

This home is in excellent condition with a spacious open-concept layout and modern finishes. It is move-in ready and would benefit from a fresh coat of paint and some minor updates to the kitchen and smart home integration.

Value-add opportunities

• Both Paint exterior brick — Enhances curb appeal and value
• Resale Replace kitchen faucet — Improves functionality and aesthetics
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior brick — Enhances curb appeal and value ↑
• Resale Replace kitchen faucet — Improves functionality and aesthetics ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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: 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

-3.9% since first listed

7 events — show timeline

• 2026-05-01 Price Changed $320,690 NTREIS
• 2026-04-21 Price Changed $320,690 Zillow
• 2026-04-09 Listed $323,990 NTREIS
• 2026-04-03 Relisted — Zillow
• 2026-04-03 Price Changed $323,990 Zillow
• 2025-11-15 Delisted — Zillow
• 2025-11-05 Listed $333,540 Zillow