8841 San Joaquin Trl · Fort Worth, TX 76118

$2,400

3 bd · 2.0 ba · 1,736 sqft · SingleFamily public records · 1 Days on market

Built 1997 5,750 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful home in HEB school district and highly rated River Trails elementary school. The neighborhood is quiet and in a convenient location with sidewalks that will allow you to take a nice walk with your family. This 3 bed and 2 bath home is spacious with a large living room and expanded parking area on a corner lot. Roof replaced March 2017

Key facts

• Private backyard
• Corner lot
• Expanded driveway

Tags

• RIVER TRAILS COMMUNITY
• CORNER LOT
• EXPANDED DRIVEWAY
• PRIVATE BACKYARD

Property features AI

Finance

• Other: Property is detached; Accessibility features not indicated
• Financial info: Listing treated as clear; no second mortgage information provided
• HOA & community: No homeowners association

Exterior

• Parking: 2-car garage with garage door opener (garage approx. 20 x 20)
• Security: No security features listed
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story
• Construction: Built in 1997
• Exterior features: Lot less than 0.5 acre (about 0.132 acres); Subdivision: River Trails Add

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Kitchen on level 1 (approx. 16 x 8)
• Bedrooms: Primary bedroom on level 1 with garden tub and separate shower (approx. 13 x 14)
• Flooring: No flooring details listed
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating or cooling details listed
• Interior features: Built-in features; One living area; One dining area; Total of 4 rooms
• Laundry & utility: No specific laundry details listed

🏷️ Possibly a rental listed for sale. The $2,400 price doesn't fit this home's estimated sale value (~$350,672) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Cap rate 856.3% 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.
• Hurst-Euless-Bedford ISD (suburban): math 47% / reading 50% proficiency, ranked #193 of 826 in TX (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: River Trails El (math 54% / reading 56%, grade C, #602 of 4,322 statewide, top 14%, 638 students, 55% FRL).
• Market conditions: Rents rising (+1.3%/yr); 80 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $17 of loan paydown is wiped out by about $72 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 + 1.3% rent growth), your $672 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y ago 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 flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,400

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 90.53% ✓
• Cap rate: 856.27%
• Cash-on-cash: 3035.62%
• DSCR: 136.07
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $350,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8852 Tyne Trl	0.05mi	3/2.5	1,731 (-0%)	3mo	$350,000	$202	93
9041 Creede Trl	0.21mi	3/2.0	1,733 (-0%)	4mo	$359,000	$207	87
8704 Saranac Trl	0.26mi	3/2.0	1,758 (+1%)	1mo	$334,900	$191	85
8963 Winding River Dr	0.30mi	3/2.0	1,703 (-2%)	4mo	$334,000	$196	79
8729 Brushy Creek Trl	0.28mi	3/2.5	1,646 (-5%)	3mo	$315,000	$191	74
9111 Creede Trl	0.39mi	3/2.0	1,683 (-3%)	5mo	$329,000	$195	73
9129 River Trails Blvd	0.48mi	3/2.0	1,845 (+6%)	2mo	$385,000	$209	65
8729 Lake Meadows Ln	0.55mi	4/2.0 (+1)	1,864 (+7%)	2mo	$369,000	$198	56
2856 Concho Trl	0.41mi	3/2.0	1,485 (-14%)	2mo	$299,900	$202	56
3224 Shoreside Pkwy	0.68mi	3/2.0	1,607 (-7%)	1mo	$372,000	$231	55
2633 Calloway Creek Dr	0.59mi	3/2.5	1,872 (+8%)	5mo	$420,000	$224	53
9025 Winding River Dr	0.34mi	4/2.5 (+1)	1,958 (+13%)	4mo	$355,000	$181	52

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 · 1.28% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 156.09×
• Total profit: $104,217
• Equity at exit: $358

10-year hold

• IRR: —
• Equity multiple: 321.90×
• Total profit: $215,644
• Equity at exit: $208

Cash invested: $672 (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 76118

• Home prices YoY: -15.9%
• Rents YoY: 1.3%
• Active inventory: 80
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,173 high
• Mortgage (P&I): −$13
• Tax est. 1.5%: −$3 /mo · $36/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $1,700

Break-even live

Break-even rent $21

Max offer price $2,400

Occupancy floor 17%

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: $600
• Closing costs: $72
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9000 Elbe Trl Fort Worth, TX	4.0	2.0	1693	$2,350	$1.39	18d	1	0.18mi
2529 Rivers Edge Dr Fort Worth, TX	3.0	2.0	1467	$2,181	$1.49	5d	1	0.24mi
8728 Elbe Trl Fort Worth, TX	3.0	2.0	1407	$2,125	$1.51	24d	1	0.25mi
8728 Elbe Trl Fort Worth, TX	3.0	2.0	1407	$2,075	$1.47	4d	1	0.25mi
9008 Winding River Dr Fort Worth, TX	3.0	2.0	1522	$2,300	$1.51	43d	1	0.33mi
9008 Winding River Dr Fort Worth, TX	3.0	2.0	1522	$2,300	$1.51	24d	1	0.33mi
9091 San Joaquin Trl Fort Worth, TX	3.0	2.0	1697	$2,250	$1.33	24d	1	0.35mi
9032 Winding River Dr Fort Worth, TX	4.0	2.0	1871	$2,350	$1.26	43d	1	0.36mi
9089 Brushy Creek Trl Fort Worth, TX	3.0	2.0	1452	$2,200	$1.52	43d	1	0.37mi
2612 Trent Trl Fort Worth, TX	3.0	2.0	1754	$2,300	$1.31	43d	1	0.51mi
8336 Trinity Vista Trl Hurst, TX	3.0	2.5	1790	$2,550	$1.42	3d	1	0.90mi
806 Treadwell Ct Unit B Hurst, TX	2.0	2.5	1056	$1,399	$1.32	43d	1	1.06mi
813 Betty Ct Unit B Hurst, TX	3.0	2.0	1473	$1,950	$1.32	20d	1	1.08mi
8260 Edgepoint Trl Hurst, TX	3.0	2.0	2066	$2,570	$1.24	43d	1	1.09mi
140 Flyaway Ln Fort Worth, TX	3.0	2.0	1308	$1,985	$1.52	24d	1	1.10mi
819 Betty Ct Unit B Hurst, TX	2.0	2.0	1065	$1,400	$1.31	5d	1	1.11mi
9500 Trinity Blvd Fort Worth, TX	1.0–2.0	1.0–2.0	1090	$2,245	$2.06	1d	18	1.14mi
804 Cullum Ct Unit 804 Cullum "D" Hurst, TX	2.0	2.0	1196	$1,395	$1.17	43d	1	1.18mi
109 Flyaway Ln Fort Worth, TX	4.0	2.0	1859	$2,100	$1.13	24d	1	1.19mi
304 Moore Creek Rd Unit 300 Hurst, TX	3.0	2.0	1347	$2,300	$1.71	24d	1	1.19mi
136 Arthur Dr Hurst, TX	4.0	2.0	1383	$2,045	$1.48	3d	1	1.19mi
125 Souder Dr Hurst, TX	3.0	2.0	1493	$2,700	$1.81	24d	1	1.23mi
329 Bearman Dr Unit 329BD Fort Worth, TX	3.0	2.0	1552	$2,365	$1.52	3d	1	1.32mi
7500 Pleasant Oaks Dr Fort Worth, TX	3.0	2.0	1598	$2,251	$1.41	24d	1	1.43mi
421 Arthur Dr Hurst, TX	3.0	1.5	1182	$1,600	$1.35	43d	1	1.44mi

Listing history 2 events

1. 2026-06-15
   remarks 699-char remark
2. 2026-06-15
   listed $2,400 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 24 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: $26,074
• − Mortgage interest: −$134
• − Property taxes: −$36
• − Insurance: −$12
• − Repairs & maintenance: −$2,086
• − Management: −$2,086
• − Depreciation: −$70
• Taxable income: $21,650
• Est. tax owed @ 24.0%: −$5,196
• After-tax cash flow: $15,203/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: Hurst-Euless-Bedford ISD
• NCES district ID: 4824060
• Math proficiency: 47% ▼ -15.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $56,086
• Composite: 42.12/100
• National rank: #3316
• State rank: #193 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): 17,991
• Household income: $94,530
• Rent vs Own: 26.9% rent · 73.1% own
• Severe rent burden: 405.0

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 0.62)
• Race & ethnicity: White 58% Hispanic / Latino 18% Black 10% Asian 8% Two or more races 6% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 12% Puerto Rican 4%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 80% English-only · Spanish 10% Other Indo-European 5% Vietnamese 2%

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: ▼ -58.64%
• Current HPI: 310.0546
• Rent YoY: ▲ 1.28%
• 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

-99.0% since first listed

11 events — show timeline

• 2026-06-14 Listed $2,400 NTREIS
• 2024-06-05 Sold (Public Records) — Public Records
• 2018-04-17 Sold (Public Records) — Public Records
• 2018-04-13 Sold (MLS) — NTREIS
• 2018-04-12 Pending — NTREIS
• 2018-03-13 Contingent — NTREIS
• 2018-02-01 Price Changed $229,999 NTREIS
• 2018-01-21 Price Changed $235,000 NTREIS
• 2017-12-13 Listed $249,000 NTREIS
• 2011-10-17 Sold (Public Records) — Public Records
• 1998-03-11 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $7,114 · -2.4% YoY. Source: county tax records.