2625 Canton Dr · Fort Worth, TX 76112

$99,817

3 bd · 1.0 ba · 1,855 sqft · SingleFamily public records · 39 Days on market

Built 1935 10,498 sqft lot $54/sqft · 59% below area ↓ 33% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a clean, direct cash sale — no wholesalers, no seller financing, and no creative offers of any kind, no exceptions. Submit your highest and best; all offers must be on the TREC 1-4 Residential Contract — presented to the seller. Funds will be verified prior to signing. A $10,000 non-refundable deposit is due at execution. Buyer is responsible for a new survey — note that the east property line runs one foot west of the barn and should be fenced accordingly. Photos were taken March 29, 2026 and reflect current condition. If the buyer's name changes at any point during the pendingperiod, the contract is cancelled.

Key facts

• 0.24 acre lot
• 2 parking spots
• Built 1935

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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: schools D+, crime F.
• Fort Worth ISD (urban): math 18% / reading 28% proficiency, ranked #742 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.4%/yr); 169 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 38% of the median local income ($58k/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 $690 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,822 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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. 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. 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: 1.82% ✓
• Cap rate: 13.44%
• Cash-on-cash: 25.54%
• DSCR: 2.14
• GRM: 4.6

CMA / ARV

• ARV (median comp): $245,297
• List price: $99,817
• Delta: -59.31%
• 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
2625 Canton Dr	0.00mi	4/2.0 (+1)	1,855 (0%)	0mo	$99,817	$54	91
2621 Canton Dr	0.01mi	3/2.0	1,658 (-11%)	2mo	$300,000	$181	76
2700 Pollard St	0.11mi	3/2.0	1,635 (-12%)	2mo	$279,500	$171	69
2628 Cravens Rd	0.17mi	3/2.0	1,622 (-13%)	2mo	$245,000	$151	66
2404 Handley Dr	0.74mi	3/2.0	1,864 (+0%)	7mo	$294,500	$158	55
5545 S Hampshire Blvd	0.55mi	4/2.5 (+1)	1,810 (-2%)	10mo	$339,900	$188	51
1916 Canterbury Cir	0.63mi	3/2.0	1,676 (-10%)	2mo	$299,900	$179	49
5824 Yolanda Dr	0.68mi	3/2.0	2,027 (+9%)	3mo	$315,599	$156	46
1925 Canterbury Cir	0.61mi	3/2.0	2,078 (+12%)	2mo	$249,000	$120	46
5917 Yosemite Dr	0.57mi	3/2.0	1,624 (-12%)	4mo	$275,000	$169	46
5416 Purington Ave	0.52mi	4/2.0 (+1)	1,700 (-8%)	10mo	$237,900	$140	44
5816 Yolanda Dr	0.68mi	2/2.0 (-1)	1,703 (-8%)	2mo	$260,000	$153	44

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: 15.3%
• Equity multiple: 1.59×
• Total profit: $16,493
• Equity at exit: $14,883

10-year hold

• IRR: 21.4%
• Equity multiple: 2.54×
• Total profit: $43,009
• Equity at exit: $8,630

Cash invested: $27,949 (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 76112

• Home prices YoY: -32.0%
• Rents YoY: -0.4%
• Active inventory: 169
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,822 high
• Mortgage (P&I): −$523
• Tax from tax record: −$279 /mo · $3,351/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $595

Break-even live

Break-even rent $1,069

Max offer price $99,817

Occupancy floor 62%

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: $24,954
• Closing costs: $2,995
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6008 Shelton St Fort Worth, TX	3.0	2.0	1780	$1,500	$0.84	24d	1	0.40mi
2332 Grandview Dr Fort Worth, TX	4.0	2.0	1994	$2,000	$1.00	22d	1	0.50mi
5317 Purington Ave Fort Worth, TX	2.0	1.0	1363	$1,525	$1.12	24d	1	0.61mi
5311 Purington Ave Fort Worth, TX	2.0	1.0	2196	$1,525	$0.69	24d	1	0.63mi
2100 E Loop 820 Fort Worth, TX	2.0–3.0	1.0–2.0	1070	$1,690	$1.58	1d	36	0.67mi
2120 Handley Dr Fort Worth, TX	1.0–3.0	1.0–2.0	931	$1,875	$2.01	2d	11	0.76mi
2121 Handley Dr Fort Worth, TX	2.0–3.0	1.0–2.0	1085	$1,395	$1.29	1d	3	0.91mi
6800 Beaty St Fort Worth, TX	3.0	2.0	1465	$1,925	$1.31	6d	1	0.93mi
1736 Ransom Ter Fort Worth, TX	3.0	2.0	1322	$1,850	$1.40	15d	1	0.97mi
3121 Lumber St Fort Worth, TX	3.0	2.5	1254	$2,000	$1.59	4d	1	0.99mi
1604 Weiler Blvd Fort Worth, TX	3.0	2.0	1941	$2,150	$1.11	43d	1	1.01mi
1604 Weiler Blvd Fort Worth, TX	3.0	2.0	1941	$2,150	$1.11	24d	1	1.01mi
1604 Weiler Blvd Fort Worth, TX	3.0	2.0	1941	$2,150	$1.11	15d	1	1.01mi
2120 Nottingham Blvd Fort Worth, TX	3.0	2.0	1623	$2,100	$1.29	4d	1	1.05mi
5006 Norma St Fort Worth, TX	2.0	2.0	1964	$1,300	$0.66	15d	1	1.05mi
1007 Tierney Rd Unit 1007 Fort Worth, TX	2.0	1.0	1600	$1,250	$0.78	43d	1	1.11mi
1508 Grantland Cir Fort Worth, TX	3.0	2.0	1600	$2,250	$1.41	15d	1	1.11mi
5930 Chimney Wood Cir Fort Worth, TX	3.0	2.5	1800	$3,500	$1.94	2d	1	1.14mi
4900 Morris Ave Fort Worth, TX	3.0	2.0	1248	$1,695	$1.36	6d	1	1.15mi
6237 Warrington Pl Fort Worth, TX	3.0	2.0	1629	$1,929	$1.18	6d	1	1.21mi
1905 Milam St Fort Worth, TX	4.0	2.0	1590	$1,999	$1.26	24d	1	1.23mi
2312 Cass St Fort Worth, TX	4.0	2.5	1600	$1,850	$1.16	14d	1	1.27mi
6050 Oakland Hills Dr Fort Worth, TX	1.0–3.0	1.0–2.0	925	$1,615	$1.75	2d	33	1.41mi
5636 Lester Granger Dr Fort Worth, TX	3.0	2.0	1300	$1,495	$1.15	24d	1	1.46mi
4820 Briarwood Ln Fort Worth, TX	4.0	2.0	1955	$2,395	$1.23	11d	1	1.48mi
1608 Mims St Fort Worth, TX	3.0	2.0	1560	$1,900	$1.22	12d	1	1.49mi
1608 Mims St Fort Worth, TX	4.0	2.0	1560	$1,900	$1.22	43d	1	1.49mi
6805 Terbet Ct Fort Worth, TX	3.0	2.0	1609	$2,295	$1.43	6d	1	1.49mi

Listing history 7 events

1. 2026-05-08
   status Pending 645-char remark

   Show marketing remark (645 chars)

   This is a clean, direct cash sale — no wholesalers, no seller financing, and no creative offers of any kind, no exceptions. Submit your highest and best; all offers must be on the TREC 1-4 Residential Contract — presented to the seller. Funds will be verified prior to signing. A $10,000 non-refundable deposit is due at execution. Buyer is responsible for a new survey — note that the east property line runs one foot west of the barn and should be fenced accordingly. Photos were taken March 29, 2026 and reflect current condition. If the buyer's name changes at any point during the pendingperiod, the contract is cancelled.

2. 2026-04-29
   price $99,817 645-char remark

   Show marketing remark (645 chars)

   This is a clean, direct cash sale — no wholesalers, no seller financing, and no creative offers of any kind, no exceptions. Submit your highest and best; all offers must be on the TREC 1-4 Residential Contract — presented to the seller. Funds will be verified prior to signing. A $10,000 non-refundable deposit is due at execution. Buyer is responsible for a new survey — note that the east property line runs one foot west of the barn and should be fenced accordingly. Photos were taken March 29, 2026 and reflect current condition. If the buyer's name changes at any point during the pendingperiod, the contract is cancelled.

3. 2026-04-09
   price $129,817 645-char remark

   Show marketing remark (645 chars)

   This is a clean, direct cash sale — no wholesalers, no seller financing, and no creative offers of any kind, no exceptions. Submit your highest and best; all offers must be on the TREC 1-4 Residential Contract — presented to the seller. Funds will be verified prior to signing. A $10,000 non-refundable deposit is due at execution. Buyer is responsible for a new survey — note that the east property line runs one foot west of the barn and should be fenced accordingly. Photos were taken March 29, 2026 and reflect current condition. If the buyer's name changes at any point during the pendingperiod, the contract is cancelled.

4. 2026-03-30
   listed $149,817 Active 645-char remark

   Show marketing remark (645 chars)

   This is a clean, direct cash sale — no wholesalers, no seller financing, and no creative offers of any kind, no exceptions. Submit your highest and best; all offers must be on the TREC 1-4 Residential Contract — presented to the seller. Funds will be verified prior to signing. A $10,000 non-refundable deposit is due at execution. Buyer is responsible for a new survey — note that the east property line runs one foot west of the barn and should be fenced accordingly. Photos were taken March 29, 2026 and reflect current condition. If the buyer's name changes at any point during the pendingperiod, the contract is cancelled.

5. 2025-09-26
   soldstatus
6. 2016-07-22
   soldstatus
7. 1988-01-20
   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: $3,351 · $279/mo
• Projected year-2 tax: $3,351 · $279/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,859
• − Mortgage interest: −$5,591
• − Property taxes: −$3,351
• − Insurance: −$499
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − Depreciation: −$2,904
• Taxable income: $6,017
• Est. tax owed @ 24.0%: −$1,444
• After-tax cash flow: $5,694/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: Fort Worth ISD
• NCES district ID: 4819700
• Math proficiency: 18% ▼ -16.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $42,109
• Composite: 19.61/100
• National rank: #8753
• State rank: #742 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): 44,514
• Household income: $57,724
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 3056.0

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 0.69)
• Race & ethnicity: Black 38% Hispanic / Latino 34% White 21% Two or more races 19% Asian 3%
• Hispanic origin (detail): Mexican 28% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Slovak 1% Swiss 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 29% 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: ▼ -158.49%
• Current HPI: 336.6297
• Rent YoY: ▼ -0.43%
• 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

-33.4% since first listed

7 events — show timeline

• 2026-05-08 Pending — NTREIS
• 2026-04-29 Price Changed $99,817 NTREIS
• 2026-04-09 Price Changed $129,817 NTREIS
• 2026-03-30 Listed $149,817 NTREIS
• 2025-09-26 Sold (Public Records) — Public Records
• 2016-07-22 Sold (Public Records) — Public Records
• 1988-01-20 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $3,351 · +7.3% YoY. Source: county tax records.