5408 Sam Calloway Rd · River Oaks, TX 76114

$165,000

3 bd · 1.0 ba · 1,276 sqft · SingleFamily public records · 66 Days on market

Built 1953 9,235 sqft lot $129/sqft · 30% below area Est $234k · 30% under

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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 +20.0/30.0
• ARV discount +15.0/15.0
• 1% rule +7.3/10.0
• DSCR +6.3/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property includes a fantastic lot with large trees, making it an excellent building site. There is new construction and nicer homes in the area. The home is being sold as-is, and it will likely be considered a teardown. If it is not torn down, it will need total rehabilitation and renovation.

Key facts

• Total rehabilitation
• Building site
• Large trees

Tags

• LARGE TREES
• BUILDING SITE
• TOTAL REHABILITATION
• RENOVATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#237 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 39% of the median local income ($62k/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 $5k 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 66 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood 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 $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.23% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 6.8

CMA / ARV

• ARV (median comp): $234,500
• List price: $165,000
• Delta: -29.64%
• 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
5432 Thomas Ln	0.19mi	3/1.0	1,291 (+1%)	1mo	$230,000	$178	88
5316 Cahill Oval St	0.10mi	3/1.0	1,372 (+8%)	0mo	$199,000	$145	83
5441 Thomas Ln	0.17mi	3/1.0	1,125 (-12%)	0mo	$229,000	$204	72
133 Mcgee Dr	0.42mi	3/2.0	1,214 (-5%)	0mo	$299,900	$247	68
5320 Cahill Oval St	0.09mi	3/2.0	1,459 (+14%)	3mo	$239,000	$164	65
5236 Park Dr	0.19mi	2/2.0 (-1)	1,425 (+12%)	8mo	$325,000	$228	56
6050 Douglas St	0.75mi	3/1.5	1,344 (+5%)	2mo	$239,000	$178	53
4812 Blackstone Dr	0.50mi	3/2.0	1,373 (+8%)	11mo	$176,000	$128	51
5709 N Schilder Dr	0.59mi	3/2.0	1,396 (+9%)	3mo	$325,000	$233	50
5907 Douglas St	0.70mi	3/2.0	1,176 (-8%)	7mo	$289,000	$246	44
717 Thersa Dr	0.39mi	2/2.0 (-1)	1,115 (-13%)	11mo	$250,000	$224	43
719 Sam Calloway Rd	0.63mi	2/1.0 (-1)	1,084 (-15%)	6mo	$215,000	$198	36

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: -9.5%
• Equity multiple: 0.66×
• Total profit: $-15,871
• Equity at exit: $24,602

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-5,450
• Equity at exit: $14,266

Cash invested: $46,200 (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 76114

• Home prices YoY: -24.3%
• Rents YoY: 1.9%
• Active inventory: 152
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,022 high
• Mortgage (P&I): −$865
• Tax from tax record: −$461 /mo · $5,527/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $203

Break-even live

Break-even rent $1,765

Max offer price $165,000

Occupancy floor 85%

Sensitivity live

Price	-10% $296	-5% $250	+0% $203	+5% $156	+10% $110
Rent	-10% $43	-5% $123	+0% $203	+5% $283	+10% $363
Rate	-1.0pp $286	-0.5pp $245	base $203	+0.5pp $160	+1.0pp $117

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5549 Sam Calloway Rd Fort Worth, TX	3.0	2.0	1555	$2,500	$1.61	19d	1	0.23mi
623 Club Oak Dr River Oaks, TX	3.0	2.0	1874	$2,350	$1.25	0d	1	0.28mi
5332 Trinity River Trl Unit 2301 Fort Worth, TX	2.0	2.0	1150	$2,099	$1.83	5d	1	0.29mi
636 Schieme St River Oaks, TX	2.0	1.0	1515	$1,545	$1.02	44d	1	0.32mi
5200 White Settlement Rd Fort Worth, TX	1.0–2.0	1.0–2.0	963	$1,985	$2.06	3d	20	0.35mi
123 Merritt St Fort Worth, TX	2.0	2.5	1200	$2,550	$2.12	0d	5	0.43mi
4921 White Settlement Rd Unit 4958 Fort Worth, TX	2.0	2.0	1154	$1,889	$1.64	0d	1	0.46mi
117 Priddy Ln Fort Worth, TX	1.0–2.0	1.0–2.0	1009	$1,899	$1.88	2d	6	0.48mi
216 Westfork Dr Fort Worth, TX	2.0	1.0	1496	$2,200	$1.47	44d	1	0.50mi
6000 Calloway Ct Fort Worth, TX	2.0	2.0	900	$1,400	$1.56	44d	1	0.53mi
6000 Calloway Ct Fort Worth, TX	2.0	2.0	900	$1,400	$1.56	8d	1	0.53mi
5601 N Schilder Dr River Oaks, TX	3.0	1.0	1183	$1,800	$1.52	44d	1	0.53mi
5601 N Schilder Dr River Oaks, TX	3.0	1.0	1183	$1,800	$1.52	25d	1	0.53mi
228 Athenia Dr Fort Worth, TX	3.0	1.0–2.0	1072	$2,415	$2.25	0d	22	0.55mi
5217 Deavers Ln Fort Worth, TX	3.0	1.0	1081	$1,695	$1.57	44d	1	0.55mi
6038 Calloway Ct Fort Worth, TX	2.0	1.5	900	$1,475	$1.64	44d	1	0.61mi
835 Stamps Ave Fort Worth, TX	4.0	2.5	1703	$2,200	$1.29	23d	1	0.64mi
837 Stamps Ave Unit 835 Fort Worth, TX	4.0	2.5	1703	$2,200	$1.29	0d	1	0.64mi
315 Athenia Dr Fort Worth, TX	3.0	2.5	1581	$2,750	$1.74	3d	1	0.65mi
920 Yale St River Oaks, TX	3.0	2.0	1686	$1,670	$0.99	25d	1	0.65mi
5605 Baylor Ave River Oaks, TX	3.0	2.0	1800	$2,200	$1.22	45d	1	0.84mi
4925 Scott Rd Fort Worth, TX	1.0–2.0	1.0–2.5	1226	$3,776	$3.08	0d	14	0.87mi
772 Fernwood St Fort Worth, TX	4.0	2.0	1513	$2,400	$1.59	25d	1	0.89mi
5836 Pollard Dr Westworth Village, TX	3.0	1.0	1012	$1,725	$1.70	0d	1	0.89mi
315 Isbell Rd Fort Worth, TX	3.0	2.0	924	$1,600	$1.73	16d	1	0.90mi
315 Isbell Rd Fort Worth, TX	3.0	2.0	924	$1,600	$1.73	13d	1	0.90mi
315 Isbell Rd Fort Worth, TX	3.0	2.0	924	$1,600	$1.73	0d	1	0.90mi
5700 Dennis Ave Fort Worth, TX	3.0	1.0	1036	$1,700	$1.64	16d	1	0.94mi
5832 Tracyne Dr Westworth Village, TX	3.0	2.0	1450	$2,400	$1.66	25d	1	0.96mi
6152 River Pointe Dr Fort Worth, TX	4.0	2.5	1748	$2,050	$1.17	8d	1	0.98mi
5825 Aton Ave Westworth Village, TX	3.0	1.5	1133	$1,945	$1.72	0d	1	1.00mi
5128 Tulane Ave River Oaks, TX	3.0	2.0	1482	$1,895	$1.28	5d	1	1.01mi
5860 Tracyne Dr Westworth Village, TX	3.0	1.5	1408	$2,100	$1.49	5d	1	1.02mi
1310 Yale St River Oaks, TX	3.0	2.0	1726	$2,395	$1.39	25d	1	1.14mi
1310 Yale St River Oaks, TX	3.0	2.0	1726	$2,395	$1.39	0d	1	1.14mi
955 Roaring Springs Rd Fort Worth, TX	2.0	2.0	1333	$1,675	$1.26	44d	1	1.19mi
904 Isbell Rd Unit 202 Fort Worth, TX	2.0	2.0	921	$1,200	$1.30	44d	1	1.19mi
904 Isbell Rd Unit 200 Fort Worth, TX	2.0	2.0	921	$1,175	$1.28	6d	1	1.19mi
931 Roaring Springs Rd Fort Worth, TX	2.0	1.5	1156	$1,599	$1.38	44d	1	1.20mi
916 Isbell Rd Unit D Fort Worth, TX	3.0	1.0	921	$1,450	$1.57	23d	1	1.22mi

Listing history 21 events

1. 2026-06-21
   days on market $165,000 Active 66 DOM
2. 2026-06-18
   days on market $165,000 Active 63 DOM
3. 2026-06-17
   days on market $165,000 Active 62 DOM
4. 2026-06-16
   days on market $165,000 Active 61 DOM
5. 2026-06-15
   days on market $165,000 Active 60 DOM
6. 2026-06-13
   days on market $165,000 Active 58 DOM
7. 2026-06-13
   days on market $165,000 Active 57 DOM
8. 2026-06-09
   days on market $165,000 Active 54 DOM
9. 2026-06-08
   days on market $165,000 Active 53 DOM
10. 2026-06-08
    price $165,000 Active 52 DOM
11. 2026-06-07
    days on market $195,000 Active 52 DOM
12. 2026-06-04
    days on market $195,000 Active 49 DOM
13. 2026-06-03
    days on market $195,000 Active 48 DOM
14. 2026-06-02
    days on market $195,000 Active 47 DOM
15. 2026-06-01
    days on market $195,000 Active 46 DOM
16. 2026-05-31
    days on market $195,000 Active 45 DOM
17. 2026-04-16
    listed $195,000 Active 301-char remark

    Show marketing remark (301 chars)

    This property includes a fantastic lot with large trees, making it an excellent building site. There is new construction and nicer homes in the area. The home is being sold as-is, and it will likely be considered a teardown. If it is not torn down, it will need total rehabilitation and renovation.

18. 2026-03-19
    soldstatus
19. 2021-02-22
    soldstatus
20. 1995-06-14
    soldstatus
21. 1986-08-11
    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: $5,527 · $461/mo
• Projected year-2 tax: $5,527 · $461/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 5/10 Major FEMA zone X (unshaded) · 24% 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: $24,269
• − Mortgage interest: −$9,243
• − Property taxes: −$5,527
• − Insurance: −$825
• − Repairs & maintenance: −$1,942
• − Management: −$1,942
• − Depreciation: −$4,800
• Taxable loss: −$9
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $2,439/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 — River Oaks

• Score: 72/100
• State rank: #237
• US rank: #5774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: River Oaks, TX
• County: Tarrant County · 2,033,669 people
• City population: 27,357
• 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

5 events — show timeline

• 2026-04-16 Listed $195,000 NTREIS
• 2026-03-19 Sold (Public Records) — Public Records
• 2021-02-22 Sold (Public Records) — Public Records
• 1995-06-14 Sold (Public Records) — Public Records
• 1986-08-11 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $5,527 · +2.0% YoY. Source: county tax records.