1309 Canuela Way · Fort Worth, TX 76247

$340,000

4 bd · 3.0 ba · 2,091 sqft · SingleFamily public records · 24 Days on market

Built 2022 5,881 sqft lot $163/sqft · 16% below area Est $404k · 16% under $73/mo HOA · 3% 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).

• ARV discount +14.6/15.0
• Cash flow +7.3/30.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your own private retreat in Wildflower Ranch—where comfort and lifestyle come together. This beautifully designed 3-bedroom, 3-bath home offers an open, airy floorplan that feels both inviting and functional, with peaceful views that make it easy to unwind at the end of the day. Life in Wildflower Ranch is all about enjoying the everyday. Spend weekends floating the resort-style lazy river, relaxing by the pool and clubhouse, or exploring miles of scenic trails. The community also features a playground, dog park, and open green spaces perfect for gathering with friends and family. Conveniently located near major highways, you’re just minutes from Tanger Outlets, Texas

Key facts

• Pool and clubhouse
• Scenic trails
• Dog park

Tags

• PRIVATE RETREAT
• RESORT STYLE LAZY RIVER
• POOL AND CLUBHOUSE
• SCENIC TRAILS
• PLAYGROUND
• DOG PARK

Property features AI

Finance

• Other: Located in Denton County, subdivision Tradition Central Ph 1b
• HOA & community: Mandatory HOA with semi-annual fee; HOA fee covers full use of facilities and management fees; HOA management: Visions Management

Exterior

• Parking: Attached 2-car garage with garage door opener (garage faces rear); 2 covered parking spaces
• Utilities: MUD water and MUD sewer; Natural gas available; Cable available; Municipal Utility District; Electric service
• Home design: Single family residence; Residential property; Two levels; Built in 2022; Preowned
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Wood fencing; Few trees; Interior lot; Landscaped yard; Sprinkler system; Located in a subdivision

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Disposal; Plumbed for gas in kitchen; Gas water heater
• Bedrooms: Primary bedroom on level 1 with dual sinks, ensuite bath and garden tub; Total of 3 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans; ENERGY STAR qualified equipment
• Interior features: Open floorplan with cathedral ceilings; Eat-in kitchen with kitchen island; Granite counters; Flat screen wiring; Cable TV available; High-speed internet available; Walk-in closets; Two living areas; One dining area; Room count: 4
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-449 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (23.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (18.0% below list).
• Recommended offer: $261k (23.4% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.9% in Fort Worth — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Northwest ISD (rural): math 48% / reading 52% proficiency, ranked #120 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: W R Hatfield El (math 48% / reading 46%, grade D-, #1,006 of 4,322 statewide, top 25%, 613 students, 29% FRL); Gene Pike Middle (math 47% / reading 46%, grade D+, #443 of 1,662 statewide, top 28%, 1,150 students, 29% FRL); Northwest H S (math 55% / reading 64%, grade C+, #275 of 1,632 statewide, top 19%, 2,264 students, 0% FRL) — zoned schools at 19% FRL track the district average.
• Market conditions: Rents soft (-0.5%/yr); 1516 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 10,531 units permitted in Denton County in 2024 (2,713 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 $10k of value loss. Plan a longer hold.
• Denton County population projected at +66% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 4 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $260,602 (23.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.82% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.67%
• DSCR: 0.75
• GRM: 10.2

CMA / ARV

• ARV (median comp): $404,043
• List price: $340,000
• Delta: -15.85%
• 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
1152 Canuela Way	0.18mi	4/2.0	1,945 (-7%)	4mo	$397,999	$205	73
16529 Woodside Dr	0.49mi	4/2.0	2,093 (+0%)	1mo	$295,000	$141	72
1377 Dillard Creek Dr	0.60mi	4/2.0	2,081 (-0%)	4mo	$349,900	$168	64
1801 Kittredge Way	0.64mi	4/2.5	2,136 (+2%)	2mo	$310,000	$145	63
1361 Dillard Creek Dr	0.61mi	4/3.0	2,215 (+6%)	1mo	$399,000	$180	61
16860 Eastern Red	0.59mi	3/2.5 (-1)	2,064 (-1%)	4mo	$449,000	$218	60
16924 Eastern Red	0.63mi	3/2.0 (-1)	2,082 (-0%)	4mo	$449,000	$216	58
716 Tyronza Dr	0.69mi	4/2.0	1,980 (-5%)	2mo	$429,000	$217	53
17004 Mimbre Dr	0.25mi	3/2.0 (-1)	1,813 (-13%)	5mo	$370,990	$205	53
16912 Eastern Red Blvd	0.62mi	3/2.0 (-1)	1,998 (-4%)	2mo	$427,900	$214	53
1345 Elkford Ln	0.71mi	3/2.0 (-1)	2,021 (-3%)	0mo	$320,000	$158	52
812 Mountain Aloe Dr	0.72mi	3/2.5 (-1)	1,992 (-5%)	0mo	$449,000	$225	51

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -29.8%
• Equity multiple: 0.04×
• Total profit: $-91,660
• Equity at exit: $50,695

10-year hold

• IRR: -53.9%
• Equity multiple: -0.55×
• Total profit: $-147,314
• Equity at exit: $29,397

Cash invested: $95,200 (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 76247

• Home prices YoY: -13.3%
• Rents YoY: -0.5%
• Active inventory: 1516
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,787 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$653 /mo · $7,839/yr
• Insurance: −$142
• HOA: −$73
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $-449

Break-even live

Break-even rent $3,356

Max offer price $260,602

Occupancy floor —

Sensitivity live

Price	-10% $-257	-5% $-353	+0% $-449	+5% $-546	+10% $-642
Rent	-10% $-670	-5% $-560	+0% $-449	+5% $-339	+10% $-229
Rate	-1.0pp $-278	-0.5pp $-363	base $-449	+0.5pp $-538	+1.0pp $-627

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16933 Sophora Ave Justin, TX	4.0	3.5	2574	$2,999	$1.17	45d	1	0.04mi
1237 Milfoil Dr Justin, TX	4.0	3.5	2561	$2,950	$1.15	7d	1	0.10mi
1275 Western Yarrow Ave Justin, TX	3.0	3.0	2099	$2,750	$1.31	26d	1	0.14mi
1133 Canuela Way Justin, TX	4.0	3.0	2371	$3,000	$1.27	5d	1	0.18mi
1309 Water Canna Dr Northlake, TX	3.0–4.0	2.0–3.0	1833	$3,350	$1.83	0d	17	0.20mi
1329 Water Canna Dr Northlake, TX	3.0	2.0	1600	$2,403	$1.50	45d	1	0.21mi
1104 Milfoil Dr Justin, TX	3.0	2.0	1745	$2,500	$1.43	4d	1	0.23mi
1336 Water Canna Dr Justin, TX	4.0	3.0	1914	$2,819	$1.47	45d	1	0.24mi
1448 Sun Garden Way Justin, TX	4.0	2.5	2514	$3,000	$1.19	18d	1	0.24mi
1104 Superbloom Ave Justin, TX	4.0	2.0	1992	$3,000	$1.51	26d	1	0.24mi
1444 Indian Mallow Ct Northlake, TX	4.0	3.0	2066	$3,020	$1.46	14d	1	0.30mi
1073 Canuela Way Fort Worth, TX	4.0	3.0	2519	$2,795	$1.11	4d	1	0.31mi
1440 Native Blooms Way Northlake, TX	3.0	2.0	1706	$2,760	$1.62	9d	1	0.33mi
1453 Native Blooms Way Northlake, TX	3.0	2.0	1707	$2,760	$1.62	24d	1	0.37mi
1617 Rialto Way Justin, TX	3.0	2.0	1701	$1,940	$1.14	14d	1	0.45mi
1713 Baxter Springs Dr Justin, TX	4.0	2.0	2093	$2,200	$1.05	45d	1	0.50mi
1724 Trego Dr Justin, TX	3.0	2.0	1710	$1,900	$1.11	45d	1	0.51mi
1705 Carolina Ridge Way Justin, TX	3.0	2.0	1507	$1,945	$1.29	45d	1	0.53mi
1708 Sierra Meadow Ln Justin, TX	3.0	2.0	1647	$2,125	$1.29	24d	1	0.59mi
16453 Severn Ln Justin, TX	4.0	2.0	1839	$2,400	$1.31	3d	1	0.61mi
845 Ranchland Rd Justin, TX	4.0	3.0	2673	$3,400	$1.27	26d	1	0.63mi
1724 Arbuckle Dr Justin, TX	3.0	2.0	1647	$1,850	$1.12	20d	1	0.64mi
16408 Severn Ln Justin, TX	4.0	2.0	1839	$2,475	$1.35	26d	1	0.66mi
1401 Elkford Ln Justin, TX	3.0	2.0	1872	$2,400	$1.28	26d	1	0.70mi
16329 Severn Ln Justin, TX	4.0	2.0	2093	$2,550	$1.22	19d	1	0.77mi
1325 Amazon Dr Justin, TX	3.0	2.0	1616	$2,050	$1.27	13d	1	0.80mi
949 Schuberts Rd Fort Worth, TX	3.0	2.0	2016	$2,900	$1.44	6d	1	0.80mi
949 Schuberts Rd Fort Worth, TX	3.0	2.0	2016	$2,900	$1.44	3d	1	0.80mi
1212 Amazon Dr Justin, TX	3.0	2.0	1507	$1,950	$1.29	45d	1	0.84mi
1973 Lariat Dr Justin, TX	3.0	2.0	1507	$1,895	$1.26	20d	1	0.93mi
16028 Bronte Ln Justin, TX	4.0	2.0	2127	$2,595	$1.22	26d	1	1.04mi
16028 Bronte Ln Justin, TX	4.0	2.0	2099	$2,550	$1.21	45d	1	1.04mi
16012 Bronte Ln Justin, TX	4.0	2.0	2142	$2,600	$1.21	45d	1	1.05mi
2036 Navada Way Justin, TX	4.0	2.5	2609	$2,260	$0.87	17d	1	1.25mi
1224 Napier Way Justin, TX	4.0	2.0	2185	$2,650	$1.21	45d	1	1.38mi
2124 Blanco Ln Justin, TX	3.0	2.0	1647	$1,995	$1.21	0d	1	1.40mi

HOA detail

• Monthly dues: $73 · $876/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-22
   days on market $340,000 Active 24 DOM
2. 2026-06-18
   days on market $340,000 Active 21 DOM
3. 2026-06-17
   days on market $340,000 Active 20 DOM
4. 2026-06-16
   days on market $340,000 Active 19 DOM
5. 2026-06-15
   days on market $340,000 Active 18 DOM
6. 2026-06-13
   days on market $340,000 Active 16 DOM
7. 2026-06-09
   days on market $340,000 Active 12 DOM
8. 2026-06-08
   days on market $340,000 Active 11 DOM
9. 2026-06-07
   days on market $340,000 Active 10 DOM
10. 2026-06-04
    days on market $340,000 Active 7 DOM
11. 2026-06-03
    days on market $340,000 Active 6 DOM
12. 2026-06-02
    days on market $340,000 Active 5 DOM
13. 2026-06-01
    days on market $340,000 Active 4 DOM
14. 2026-05-31
    days on market $340,000 Active 3 DOM
15. 2026-04-24
    price $340,000 960-char remark
16. 2026-03-23
    listed $350,000 Active 960-char remark
17. 2026-01-21
    status Pending
18. 2026-01-20
    status Active Option Contract
19. 2026-01-18
    historical
20. 2026-01-18
    historical Active Option Contract
21. 2026-01-17
    historical
22. 2025-10-24
    price $350,000
23. 2025-09-23
    price $355,000
24. 2025-09-05
    price $366,000
25. 2025-08-18
    listed $355,000 Active

ⓘ 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: $7,839 · $653/mo
• Projected year-2 tax: $7,839 · $653/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 8/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $33,439
• − Mortgage interest: −$19,045
• − Property taxes: −$7,839
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,675
• − Management: −$2,675
• − HOA: −$876
• − Depreciation: −$9,891
• Taxable loss: −$11,262
• Est. tax savings @ 24.0%: +$2,703
• After-tax cash flow: $-2,691/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: Northwest ISD
• NCES district ID: 4833180
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 52% ▼ -8.00%
• Median HH income: $85,315
• Composite: 46.15/100
• National rank: #2504
• State rank: #120 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

• County: Denton County · 901,654 people
• City population: 911,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 21,726
• Household income: $124,383
• Rent vs Own: 16.4% rent · 83.6% own
• Severe rent burden: 91.0

Population outlook (Denton County) Hauer SSP2

• Today (2025): 1,053,010 people
• By 2030: 1,192,269 · +13.2%
• By 2040: 1,472,920 · +39.9%
• By 2050: 1,746,506 · +65.9%
• By 2075: 2,358,497 · +124.0%
• By 2100: 2,779,183 · +163.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 15% Two or more races 13% Black 3% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 4%
• Common ancestry: Serbian 2% Romanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · Denton

• 2024 margin: R (+13.2) · D 42.7% · R 55.8% · Other 1.5%
• 2008→2024 swing: +11.0pp toward D · 2008: -24.2pp · 2024: -13.2pp
• All cycles: 2024: R+13.2 2020: R+8.1 2016: R+20.2 2012: R+31.7 2008: R+24.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.16%
• Current HPI: 274.368
• Rent YoY: ▼ -0.46%
• 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

-4.2% since first listed

13 events — show timeline

• 2026-05-28 Listed $340,000 NTREIS
• 2026-05-22 Listing Removed — NTREIS
• 2026-04-24 Price Changed $340,000 NTREIS
• 2026-03-23 Listed $350,000 NTREIS
• 2026-01-21 Pending — NTREIS
• 2026-01-20 Relisted — NTREIS
• 2026-01-18 Listing Removed — NTREIS
• 2026-01-18 Contingent — NTREIS
• 2026-01-17 Listing Removed — NTREIS
• 2025-10-24 Price Changed $350,000 NTREIS
• 2025-09-23 Price Changed $355,000 NTREIS
• 2025-09-05 Price Changed $366,000 NTREIS
• 2025-08-18 Listed $355,000 NTREIS

Property tax history

+62.6%/yr

Latest (2025): $7,839 · -10.4% YoY. Source: county tax records.