7209 W Cleburne Rd · Fort Worth, TX 76133

$188,480

4 bd · 2.0 ba · 2,110 sqft · SingleFamily public records · 63 Days on market

Built 1979 9,491 sqft lot $89/sqft · 28% below area Est $261k · 28% under ↓ 40% 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 +15.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.6/10.0
• DSCR +4.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property offers 4 bedrooms and 2 full bathrooms

Key facts

• 9,491 sq ft lot
• 2 garage spots
• Built 1979

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $69 ($830/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $188k).
• Recommended offer: $177k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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 (-0.2%/yr); 205 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 35% of the median local income ($76k/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 $6k 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 63 days — a 6% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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

• Watch-outs: property tax is 3.8% 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 $177,171 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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 1979 — 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 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.16% ✓
• Cap rate: 6.73%
• Cash-on-cash: 1.57%
• DSCR: 1.07
• GRM: 7.2

CMA / ARV

• ARV (median comp): $260,606
• List price: $188,480
• Delta: -27.68%
• 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
4104 Misty Meadow Dr	0.31mi	3/2.0 (-1)	2,162 (+2%)	1mo	$385,000	$178	75
3913 Willow Way Rd	0.31mi	3/2.5 (-1)	2,255 (+7%)	2mo	$350,000	$155	65
3950 Cypress Wood Ct	0.29mi	4/2.0	1,830 (-13%)	2mo	$189,900	$104	62
7720 Four Winds Dr	0.52mi	4/2.5	2,239 (+6%)	3mo	$270,000	$121	61
4225 Capilla St	0.53mi	3/2.0 (-1)	2,216 (+5%)	4mo	$359,500	$162	58
6809 Welch Ave	0.59mi	3/2.0 (-1)	2,000 (-5%)	2mo	$399,000	$200	57
3817 Misty Meadow Dr	0.39mi	4/2.0	1,795 (-15%)	2mo	$299,800	$167	55
7701 Landmark Ridge St	0.74mi	4/2.5	2,206 (+4%)	2mo	$215,000	$97	55
4021 Aragon Dr	0.64mi	4/2.5	2,270 (+8%)	2mo	$349,000	$154	54
6616 Armando Ave	0.62mi	4/3.0	1,907 (-10%)	1mo	$265,000	$139	51
6709 Santiago Ave	0.56mi	4/2.0	2,380 (+13%)	3mo	$373,999	$157	50
4020 Aragon Dr	0.65mi	3/2.5 (-1)	1,940 (-8%)	2mo	$340,000	$175	48

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: -18.0%
• Equity multiple: 0.39×
• Total profit: $-32,289
• Equity at exit: $28,103

10-year hold

• IRR: -20.0%
• Equity multiple: 0.13×
• Total profit: $-46,176
• Equity at exit: $16,296

Cash invested: $52,774 (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 76133

• Rents YoY: -0.2%
• Active inventory: 205
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,186 high
• Mortgage (P&I): −$988
• Tax from tax record: −$591 /mo · $7,088/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $69

Break-even live

Break-even rent $2,098

Max offer price $188,480

Occupancy floor 92%

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: $47,120
• Closing costs: $5,654
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7221 W Cleburne Rd Fort Worth, TX	3.0	2.0	1623	$1,795	$1.11	24d	1	0.04mi
3921 Teaberry Ln Fort Worth, TX	4.0	2.0	1548	$2,200	$1.42	2d	1	0.09mi
7294 Church Park Dr Fort Worth, TX	3.0	2.0	1618	$2,000	$1.24	24d	1	0.09mi
7148 Misty Meadow Dr S Fort Worth, TX	3.0	2.0	1480	$1,795	$1.21	2d	1	0.14mi
7221 Misty Meadow Dr S Fort Worth, TX	3.0	2.0	1584	$1,795	$1.13	4d	1	0.15mi
7329 Southridge Trl Fort Worth, TX	3.0	2.0	1529	$2,200	$1.44	43d	1	0.22mi
3965 Singleleaf Ln Fort Worth, TX	3.0	2.0	2343	$2,500	$1.07	6d	1	0.22mi
7208 Southridge Trl Fort Worth, TX	3.0	2.0	1506	$1,950	$1.29	1d	1	0.23mi
6920 Misty Meadow Dr S Fort Worth, TX	3.0	2.0	1443	$1,775	$1.23	43d	1	0.37mi
3905 Seven Gables St Fort Worth, TX	3.0	2.0	1864	$1,700	$0.91	43d	1	0.47mi
7609 Xavier Dr Fort Worth, TX	4.0	2.5	2239	$2,060	$0.92	21d	1	0.50mi
3416 Forest Creek Dr Fort Worth, TX	3.0	2.0	1400	$1,895	$1.35	24d	1	0.67mi
4032 Aragon Dr Fort Worth, TX	4.0	2.0	2093	$3,400	$1.62	1d	1	0.67mi
3308 Clovermeadow Dr Fort Worth, TX	3.0	2.0	1798	$1,900	$1.06	24d	1	0.68mi
3809 Bee Tree Ln Fort Worth, TX	3.0	2.0	1458	$1,855	$1.27	15d	1	0.69mi
4217 Longmeadow Way Fort Worth, TX	3.0	2.0	1502	$1,890	$1.26	43d	1	0.75mi
7801 Summerglen Rd Fort Worth, TX	3.0	1.0	1715	$2,045	$1.19	43d	1	0.79mi
3104 Woodlark Dr Fort Worth, TX	4.0	2.5	2565	$2,350	$0.92	43d	1	0.81mi
3309 Creekwood Ln Fort Worth, TX	4.0	2.0	1748	$2,060	$1.18	1d	1	0.83mi
4127 Altamesa Blvd Unit NA Fort Worth, TX	3.0	2.0	1645	$1,850	$1.12	24d	1	0.83mi
6824 Loma Vista Dr Fort Worth, TX	3.0	2.0	1540	$1,980	$1.29	43d	1	0.87mi
2917 Joymeadow Dr Fort Worth, TX	4.0	2.5	2253	$2,210	$0.98	20d	1	0.87mi
3816 Ashley Ln Fort Worth, TX	3.0	2.0	1464	$2,060	$1.41	2d	1	0.88mi
3704 Fairhaven Dr Fort Worth, TX	3.0	2.0	1528	$1,995	$1.31	12d	1	0.90mi
3704 Fairhaven Dr Fort Worth, TX	3.0	2.0	1528	$1,995	$1.31	43d	1	0.90mi
4513 Foxfire Way Fort Worth, TX	4.0	2.0	2436	$9,750	$4.00	43d	1	0.90mi
7421 Ridge Rd W Fort Worth, TX	3.0	2.0	1480	$1,839	$1.24	2d	1	0.90mi
2905 Joymeadow Dr Fort Worth, TX	4.0	2.5	2272	$2,200	$0.97	5d	1	0.91mi
7223 Fuller Cir Fort Worth, TX	3.0	2.0	1451	$1,900	$1.31	14d	1	0.94mi
7501 Meadow Creek Dr Fort Worth, TX	4.0	2.5	2167	$2,295	$1.06	5d	1	0.97mi
4401 Yellowleaf Dr Fort Worth, TX	4.0	2.0	2170	$2,350	$1.08	43d	1	0.97mi
7504 Trotter Ct Fort Worth, TX	3.0	2.5	2440	$2,199	$0.90	1d	1	0.99mi
6838 S Creek Dr Fort Worth, TX	3.0	2.0	1400	$1,395	$1.00	2d	1	0.99mi
2729 Forest Creek Dr Fort Worth, TX	3.0	2.5	2333	$2,350	$1.01	2d	1	1.04mi
7948 Mosspark Ln Fort Worth, TX	4.0	2.0	1809	$2,360	$1.30	5d	1	1.05mi
7320 Laurelhill Ct S Fort Worth, TX	3.0	2.0	1480	$1,905	$1.29	1d	1	1.06mi
4013 Winter Springs Dr Fort Worth, TX	4.0	2.0	1764	$3,000	$1.70	43d	1	1.07mi
3288 Raleigh Dr Fort Worth, TX	5.0	2.5	2443	$2,395	$0.98	19d	1	1.08mi
7713 Songbird Ln Fort Worth, TX	3.0	2.0	1852	$2,150	$1.16	5d	1	1.09mi
2701 Clovermeadow Dr Fort Worth, TX	4.0	2.5	2225	$2,500	$1.12	2d	1	1.10mi

Listing history 33 events

1. 2026-06-18
   days on market $188,480 Active 63 DOM
2. 2026-06-17
   days on market $188,480 Active 62 DOM
3. 2026-06-16
   days on market $188,480 Active 61 DOM
4. 2026-06-15
   days on market $188,480 Active 60 DOM
5. 2026-06-13
   days on market $188,480 Active 58 DOM
6. 2026-06-09
   days on market $188,480 Active 54 DOM
7. 2026-06-08
   days on market $188,480 Active 53 DOM
8. 2026-06-07
   days on market $188,480 Active 52 DOM
9. 2026-06-04
   days on market $188,480 Active 49 DOM
10. 2026-06-03
    days on market $188,480 Active 48 DOM
11. 2026-06-02
    days on market $188,480 Active 47 DOM
12. 2026-06-01
    days on market $188,480 Active 46 DOM
13. 2026-05-31
    days on market $188,480 Active 45 DOM
14. 2026-04-16
    listed $188,480 Active 52-char remark

    Show marketing remark (52 chars)

    This property offers 4 bedrooms and 2 full bathrooms

15. 2025-10-28
    historical
16. 2025-08-11
    price $300,000
17. 2025-08-01
    price $302,000
18. 2025-07-18
    price $302,500
19. 2025-06-19
    price $303,000
20. 2025-05-31
    price $307,000
21. 2025-05-30
    listed $310,000 Active
22. 2024-09-24
    soldstatus
23. 2024-09-23
    soldstatus Closed
24. 2024-09-04
    status Pending
25. 2024-08-27
    historical Active Option Contract
26. 2024-07-24
    listed $290,000 Active
27. 2024-07-19
    historical
28. 2024-07-15
    price $293,000
29. 2024-05-24
    price $300,000
30. 2024-05-06
    listed $315,000 Active
31. 2002-05-14
    soldstatus
32. 1997-01-03
    soldstatus
33. 1982-06-01
    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: $7,088 · $591/mo
• Projected year-2 tax: $7,088 · $591/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 ≥108°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,230
• − Mortgage interest: −$10,558
• − Property taxes: −$7,088
• − Insurance: −$942
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − Depreciation: −$5,483
• Taxable loss: −$2,038
• Est. tax savings @ 24.0%: +$489
• After-tax cash flow: $1,320/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): 53,958
• Household income: $75,523
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 2000.0

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: Hispanic / Latino 39% White 34% Black 21% Two or more races 19% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 15% · Canada, China, Philippines
• Languages at home: 70% English-only · Spanish 25% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -196.95%
• Current HPI: 293.8679
• Rent YoY: ▼ -0.20%
• 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

-40.2% since first listed

20 events — show timeline

• 2026-04-16 Listed $188,480 HARMLS
• 2025-10-28 Listing Removed — NTREIS
• 2025-08-11 Price Changed $300,000 NTREIS
• 2025-08-01 Price Changed $302,000 NTREIS
• 2025-07-18 Price Changed $302,500 NTREIS
• 2025-06-19 Price Changed $303,000 NTREIS
• 2025-05-31 Price Changed $307,000 NTREIS
• 2025-05-30 Listed $310,000 NTREIS
• 2024-09-24 Sold (Public Records) — Public Records
• 2024-09-23 Sold (MLS) — NTREIS
• 2024-09-04 Pending — NTREIS
• 2024-08-27 Contingent — NTREIS
• 2024-07-24 Listed $290,000 NTREIS
• 2024-07-19 Listing Removed — NTREIS
• 2024-07-15 Price Changed $293,000 NTREIS
• 2024-05-24 Price Changed $300,000 NTREIS
• 2024-05-06 Listed $315,000 NTREIS
• 2002-05-14 Sold (Public Records) — Public Records
• 1997-01-03 Sold (Public Records) — Public Records
• 1982-06-01 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $7,088 · +15.6% YoY. Source: county tax records.