5209 Calloway St · Sansom Park, TX 76114

$275,000

3 bd · 2.0 ba · 1,928 sqft · MultiFamily public records · 89 Days on market

Built 2005 9,278 sqft lot $143/sqft · 17% below area Est $330k · 17% under ↓ 9% since listing

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Why this score? — see what drove the C- 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 +17.3/30.0
• ARV discount +15.0/15.0
• 1% rule +5.9/10.0
• DSCR +5.4/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Brick duplex built in 2005. 3 bedroom 2 bath on each side. Fenced yards are separated. One unit has been updated with wood look flooring and fresh paint. The other side has ceramic tile in the living room, kitchen, breakfast area, and bathrooms. 2 full baths on each side with one being in the master. Walk in closet. Walking distance to Joy James Elementary in the heart of Sansom Park. Easy access to loop 820, plus lots of shopping just across the freeway in the Lake Worth area. Great investment opportunity!

Key facts

• Wood look flooring
• Fenced yards
• Ceramic tile

Tags

• FENCED YARDS
• WOOD LOOK FLOORING
• CERAMIC TILE
• WALK IN CLOSET
• EASY ACCESS TO LOOP 820
• SHOPPING IN LAKE WORTH AREA

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive. Per door: $101/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $258k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#403 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime D, schools F.
• Castleberry ISD (suburban): math 21% / reading 32% proficiency, ranked #701 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.9%/yr); 152 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• At $3,009/mo this rent would consume 58% of the median local household income ($62k/yr) (locally 1095% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 89 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $258,499 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is D 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 7.6

CMA / ARV

• ARV (median comp): $330,308
• List price: $275,000
• Delta: -16.74%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3310 26th St	0.59mi	3/2.0	1,880 (-2%)	1mo	$299,000	$159	67

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 · 1.88% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.55×
• Total profit: $-34,785
• Equity at exit: $41,003

10-year hold

• IRR: -5.5%
• Equity multiple: 0.66×
• Total profit: $-26,244
• 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 76114

• Home prices YoY: -24.3%
• Rents YoY: 1.9%
• Active inventory: 152
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $3,009 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$618 /mo · $7,411/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$632
• Net cashflow: $203

Break-even live

Break-even rent $2,752

Max offer price $275,000

Occupancy floor 88%

Sensitivity live

Price	-10% $358	-5% $281	+0% $203	+5% $125	+10% $47
Rent	-10% $-35	-5% $84	+0% $203	+5% $322	+10% $441
Rate	-1.0pp $341	-0.5pp $273	base $203	+0.5pp $132	+1.0pp $59

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,010
Total (2 units)			$3,009

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 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5109 Crowley St Fort Worth, TX	3.0	2.0	1509	$1,995	$1.32	23d	1	0.09mi
3636 Marine Creek Pkwy Fort Worth, TX	3.0–4.0	2.5	1628	$2,049	$1.26	0d	1	0.46mi
5712 Azle Ave Unit 5745 Fort Worth, TX	3.0	2.0	1246	$1,453	$1.17	44d	1	0.69mi
5712 Azle Ave Unit 3121 Fort Worth, TX	3.0	2.0	1246	$1,402	$1.13	0d	1	0.69mi
3917 Mantis St Fort Worth, TX	4.0	2.0	1821	$2,200	$1.21	44d	1	0.72mi
5500 Korth St Fort Worth, TX	3.0	2.0	1750	$1,875	$1.07	44d	1	0.87mi
4808 Terrace Trl Fort Worth, TX	3.0	2.0	1875	$2,000	$1.07	0d	1	0.88mi
5000 Montrose Dr Fort Worth, TX	3.0	2.0	1230	$1,875	$1.52	44d	1	1.15mi
1805 Brook Hollow Dr Fort Worth, TX	3.0	1.0	1782	$1,850	$1.04	44d	1	1.27mi
2600 NW 21st St Fort Worth, TX	2.0	1.0	1449	$1,275	$0.88	25d	1	1.32mi
5222 Shadydell Dr Unit 10308 Fort Worth, TX	2.0	2.0	1324	$1,985	$1.50	13d	1	1.34mi
5222 Shadydell Dr Unit 7205 Fort Worth, TX	2.0	2.0	1401	$2,275	$1.62	5d	1	1.34mi
5222 Shadydell Dr Unit 13205 Fort Worth, TX	2.0	2.0	1401	$2,350	$1.68	13d	1	1.34mi

Listing history 21 events

1. 2026-06-15
   status $275,000 Pending 89 DOM
2. 2026-06-15
   days on market $275,000 Active Option Contract 89 DOM
3. 2026-06-13
   days on market $275,000 Active Option Contract 87 DOM
4. 2026-06-13
   days on market $275,000 Active Option Contract 86 DOM
5. 2026-06-10
   status $275,000 Active Option Contract 83 DOM
6. 2026-06-09
   days on market $275,000 Active 83 DOM
7. 2026-06-08
   days on market $275,000 Active 82 DOM
8. 2026-06-07
   days on market $275,000 Active 81 DOM
9. 2026-06-04
   days on market $275,000 Active 78 DOM
10. 2026-06-03
    days on market $275,000 Active 77 DOM
11. 2026-06-02
    pricedays on market $275,000 Active 76 DOM
12. 2026-06-02
    status $290,000 Active 75 DOM
13. 2026-06-01
    days on market $290,000 Active Option Contract 75 DOM
14. 2026-05-31
    days on market $290,000 Active Option Contract 74 DOM
15. 2026-05-18
    historical Active Option Contract 512-char remark

    Show marketing remark (512 chars)

    Brick duplex built in 2005. 3 bedroom 2 bath on each side. Fenced yards are separated. One unit has been updated with wood look flooring and fresh paint. The other side has ceramic tile in the living room, kitchen, breakfast area, and bathrooms. 2 full baths on each side with one being in the master. Walk in closet. Walking distance to Joy James Elementary in the heart of Sansom Park. Easy access to loop 820, plus lots of shopping just across the freeway in the Lake Worth area. Great investment opportunity!

16. 2026-05-11
    price $290,000 512-char remark

    Show marketing remark (512 chars)

    Brick duplex built in 2005. 3 bedroom 2 bath on each side. Fenced yards are separated. One unit has been updated with wood look flooring and fresh paint. The other side has ceramic tile in the living room, kitchen, breakfast area, and bathrooms. 2 full baths on each side with one being in the master. Walk in closet. Walking distance to Joy James Elementary in the heart of Sansom Park. Easy access to loop 820, plus lots of shopping just across the freeway in the Lake Worth area. Great investment opportunity!

17. 2026-04-29
    price $300,000 512-char remark

    Show marketing remark (512 chars)

    Brick duplex built in 2005. 3 bedroom 2 bath on each side. Fenced yards are separated. One unit has been updated with wood look flooring and fresh paint. The other side has ceramic tile in the living room, kitchen, breakfast area, and bathrooms. 2 full baths on each side with one being in the master. Walk in closet. Walking distance to Joy James Elementary in the heart of Sansom Park. Easy access to loop 820, plus lots of shopping just across the freeway in the Lake Worth area. Great investment opportunity!

18. 2026-04-15
    price $310,000 512-char remark

    Show marketing remark (512 chars)

    Brick duplex built in 2005. 3 bedroom 2 bath on each side. Fenced yards are separated. One unit has been updated with wood look flooring and fresh paint. The other side has ceramic tile in the living room, kitchen, breakfast area, and bathrooms. 2 full baths on each side with one being in the master. Walk in closet. Walking distance to Joy James Elementary in the heart of Sansom Park. Easy access to loop 820, plus lots of shopping just across the freeway in the Lake Worth area. Great investment opportunity!

19. 2026-03-18
    listed $320,000 Active 512-char remark

    Show marketing remark (512 chars)

    Brick duplex built in 2005. 3 bedroom 2 bath on each side. Fenced yards are separated. One unit has been updated with wood look flooring and fresh paint. The other side has ceramic tile in the living room, kitchen, breakfast area, and bathrooms. 2 full baths on each side with one being in the master. Walk in closet. Walking distance to Joy James Elementary in the heart of Sansom Park. Easy access to loop 820, plus lots of shopping just across the freeway in the Lake Worth area. Great investment opportunity!

20. 2008-09-03
    soldstatus
21. 2007-04-02
    soldstatus

ⓘ 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: $7,411 · $618/mo
• Projected year-2 tax: $7,411 · $618/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,108
• − Mortgage interest: −$15,404
• − Property taxes: −$7,411
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,889
• − Management: −$2,889
• − Depreciation: −$8,000
• Taxable loss: −$1,860
• Est. tax savings @ 24.0%: +$446
• After-tax cash flow: $2,880/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: Castleberry ISD
• NCES district ID: 4813170
• Math proficiency: 21% ▼ -17.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $39,060
• Composite: 22.22/100
• National rank: #8152
• State rank: #701 of 826 in TX

Livability — Sansom Park

• Score: 69/100
• State rank: #403
• US rank: #8368

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sansom Park, TX
• County: Tarrant County · 2,033,669 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 27,357
• Household income: $62,073
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1095.0

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: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 35% Two or more races 20% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 56%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 17% · Canada
• Languages at home: 54% English-only · Spanish 45%

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: ▼ -117.88%
• Current HPI: 366.5263
• Rent YoY: ▲ 1.88%
• 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

-9.4% since first listed

7 events — show timeline

• 2026-05-18 Contingent — NTREIS
• 2026-05-11 Price Changed $290,000 NTREIS
• 2026-04-29 Price Changed $300,000 NTREIS
• 2026-04-15 Price Changed $310,000 NTREIS
• 2026-03-18 Listed $320,000 NTREIS
• 2008-09-03 Sold (Public Records) — Public Records
• 2007-04-02 Sold (Public Records) — Public Records

Property tax history

+6.7%/yr

Latest (2025): $7,411 · -2.5% YoY. Source: county tax records.