217 Anvil Dr · Fort Worth, TX 76052

$271,500

3 bd · 2.0 ba · 1,570 sqft · SingleFamily public records · 34 Days on market

Built 2020 Good condition $173/sqft · 11% below area Est $289k · 6% under $53/mo HOA · 2% of rent

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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 +10.2/15.0
• Cash flow +8.4/30.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.4/10.0
• Rent growth +2.8/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated seller — priced to move! Don't Miss This One — Move-In Ready in Haslet! Whether you're a first-time buyer or looking to right-size, this is the opportunity you've been waiting for, zoned to the top-rated Northwest ISD! Major ticket items are already taken care of — including a new roof, replaced Nov. 2025 — giving you peace of mind from day one. LVP flooring throughout — no carpet anywhere! The open-concept layout makes everyday living and entertaining a breeze, with natural flow from the living area straight to the kitchen. Outside, you'll find a storage shed perfect for tools, gear, or seasonal items and a covered patio. With a prime location close to shopping, dining, and major highways, convenience is at your doorstep. Schedule your showing today before it's gone!

Key facts

• Storage shed
• Covered patio
• Lvp flooring

Tags

• NEW ROOF
• LVP FLOORING
• OPEN-CONCEPT LAYOUT
• STORAGE SHED
• COVERED PATIO
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $272k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-243 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (16.2% below list).
• Recommended offer: $227k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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.
• 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.
• Market conditions: Rents rising (+1.1%/yr); 1083 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $8k 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 34 days — a 3% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,389 (16.2% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.84% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.83%
• DSCR: 0.83
• GRM: 9.9

CMA / ARV

• ARV (median comp): $288,724
• List price: $271,500
• Delta: -5.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 Anvil Dr	0.00mi	3/2.0	1,487 (-5%)	0mo	$271,500	$183	91
14400 Cloudview Way	0.10mi	3/2.0	1,494 (-5%)	2mo	$278,000	$186	86
14340 Cloudview Way	0.12mi	3/2.0	1,500 (-4%)	4mo	$275,000	$183	84
14309 Serrano Ridge Rd	0.36mi	3/2.0	1,571 (+0%)	3mo	$284,999	$181	81
400 Copper Ridge Rd	0.18mi	3/2.0	1,453 (-8%)	2mo	$290,000	$200	77
14505 Broomstick Rd	0.41mi	3/2.0	1,510 (-4%)	1mo	$299,990	$199	74
452 Falling Star Dr	0.36mi	3/2.0	1,482 (-6%)	2mo	$269,700	$182	72
14316 Broomstick Rd	0.46mi	3/2.0	1,665 (+6%)	2mo	$318,000	$191	67
437 Frio Pass Trl	0.36mi	4/2.0 (+1)	1,681 (+7%)	2mo	$305,000	$181	65
716 Salida Rd	0.67mi	3/2.0	1,614 (+3%)	1mo	$324,000	$201	63
312 Ranchito Pass	0.63mi	3/2.0	1,493 (-5%)	1mo	$270,000	$181	61
14564 Serrano Ridge Rd	0.58mi	3/2.0	1,354 (-14%)	2mo	$270,000	$199	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 · 1.08% rent growth · sell at horizon

5-year hold

• IRR: -25.1%
• Equity multiple: 0.16×
• Total profit: $-63,621
• Equity at exit: $40,482

10-year hold

• IRR: -28.7%
• Equity multiple: -0.21×
• Total profit: $-91,768
• Equity at exit: $23,474

Cash invested: $76,020 (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 76052

• Home prices YoY: -25.0%
• Rents YoY: 1.1%
• Active inventory: 1083
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,274 high
• Mortgage (P&I): −$1,424
• Tax from tax record: −$449 /mo · $5,389/yr
• Insurance: −$113
• HOA: −$53
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-243

Break-even live

Break-even rent $2,581

Max offer price $228,646

Occupancy floor —

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: $67,875
• Closing costs: $8,145
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 Navidad Trl Haslet, TX	3.0	2.0	1535	$1,920	$1.25	24d	1	0.12mi
357 Gunsmith Way Haslet, TX	3.0	2.0	1300	$1,899	$1.46	22d	1	0.13mi
14348 Artisan Dr Haslet, TX	3.0	2.0	1523	$2,050	$1.35	2d	1	0.14mi
14428 Cloudview Way Haslet, TX	3.0	2.0	1265	$2,250	$1.78	17d	1	0.15mi
14428 Cloudview Way Haslet, TX	3.0	2.0	1265	$2,250	$1.78	10d	1	0.15mi
305 Falling Star Dr Haslet, TX	4.0	2.0	1725	$1,995	$1.16	44d	1	0.20mi
14201 Serrano Ridge Rd Haslet, TX	3.0	2.0	1244	$1,909	$1.53	3d	1	0.37mi
14604 Camino Real Dr Haslet, TX	4.0	2.0	1681	$2,195	$1.31	24d	1	0.39mi
444 Frio Pass Trl Haslet, TX	4.0	2.0	1680	$2,050	$1.22	13d	1	0.40mi
14409 Mainstay Way Haslet, TX	3.0	2.0	1680	$2,205	$1.31	11d	1	0.51mi
625 Saguaro Dr Haslet, TX	3.0	2.0	1521	$2,120	$1.39	44d	1	0.53mi
369 Sun Bluff Rd Haslet, TX	4.0	2.5	1916	$2,395	$1.25	24d	1	0.58mi
421 Pueblo Bonito Trl Haslet, TX	3.0	2.0	1601	$2,100	$1.31	24d	1	0.58mi
360 Sun Bluff Rd Haslet, TX	3.0	2.0	1271	$1,810	$1.42	44d	1	0.59mi
14013 San Christoval Pass Haslet, TX	3.0	2.0	1268	$1,900	$1.50	44d	1	0.61mi
604 Poncho Ln Haslet, TX	3.0	2.0	1230	$2,300	$1.87	24d	1	0.61mi
332 Dry Canyon Way Haslet, TX	3.0	2.0	1487	$1,985	$1.33	24d	1	0.62mi
336 Dry Canyon Way Haslet, TX	3.0	2.0	1268	$2,400	$1.89	24d	1	0.62mi
321 Ranchito Pass Haslet, TX	4.0	2.0	1679	$1,929	$1.15	22d	1	0.63mi
344 Dry Canyon Way Haslet, TX	4.0	2.0	1679	$2,665	$1.59	5d	1	0.63mi
14000 Silkwood Dr Haslet, TX	4.0	2.0	1724	$2,050	$1.19	24d	1	0.64mi
14841 Firerock Rd Haslet, TX	3.0	2.0	1838	$1,981	$1.08	44d	1	0.66mi
14841 Firerock Rd Haslet, TX	3.0	2.0	1838	$1,860	$1.01	24d	1	0.66mi
652 Rosario Ln Haslet, TX	3.0	2.0	1576	$1,795	$1.14	24d	1	0.72mi
801 Santa Rosa Dr Haslet, TX	4.0	2.0	2192	$2,139	$0.98	24d	1	0.73mi
565 Pueblo Bonito Trl Haslet, TX	3.0	2.0	1606	$2,200	$1.37	19d	1	0.74mi
14825 Dusty Boot Trl Haslet, TX	3.0	2.0	1606	$2,195	$1.37	44d	1	0.77mi
745 Poncho Ln Haslet, TX	3.0	2.0	1489	$2,090	$1.40	5d	1	0.78mi
14828 Grey Feather Trl Haslet, TX	4.0	2.0	1996	$2,399	$1.20	2d	1	0.80mi
832 Santa Rosa Dr Haslet, TX	4.0	3.0	1784	$2,325	$1.30	44d	1	0.80mi
14800 Mainstay Way Haslet, TX	4.0	2.5	2245	$2,895	$1.29	7d	1	0.83mi
14805 Gilley Ln Haslet, TX	3.0	2.0	1874	$2,400	$1.28	24d	1	0.83mi
621 Ridgeback Trl Haslet, TX	4.0	2.0	1996	$2,295	$1.15	17d	1	0.85mi
825 Poncho Ln Haslet, TX	4.0	2.0	1768	$1,100	$0.62	19d	1	0.86mi
14845 Gilley Ln Haslet, TX	3.0	2.0	1844	$2,395	$1.30	44d	1	0.90mi
856 Poncho Ln Haslet, TX	3.0	2.0	1586	$2,350	$1.48	19d	1	0.91mi
648 Ridgeback Trl Haslet, TX	4.0	2.5	2242	$2,785	$1.24	5d	1	0.92mi
652 Ridgeback Trl Haslet, TX	4.0	2.0	1841	$2,350	$1.28	24d	1	0.93mi
816 Joaquin Way Haslet, TX	4.0	2.0	2063	$2,395	$1.16	7d	1	0.93mi
900 San Felipe Trl Haslet, TX	3.0	2.0	1470	$1,995	$1.36	4d	1	0.95mi

HOA detail

• Monthly dues: $53 · $636/yr

Listing history 8 events

1. 2026-05-13
   historical Active Option Contract 821-char remark

   Show marketing remark (821 chars)

   Motivated seller — priced to move! Don't Miss This One — Move-In Ready in Haslet! Whether you're a first-time buyer or looking to right-size, this is the opportunity you've been waiting for, zoned to the top-rated Northwest ISD! Major ticket items are already taken care of — including a new roof, replaced Nov. 2025 — giving you peace of mind from day one. LVP flooring throughout — no carpet anywhere! The open-concept layout makes everyday living and entertaining a breeze, with natural flow from the living area straight to the kitchen. Outside, you'll find a storage shed perfect for tools, gear, or seasonal items and a covered patio. With a prime location close to shopping, dining, and major highways, convenience is at your doorstep. Schedule your showing today before it's gone!

2. 2026-05-05
   price $271,500 821-char remark

   Show marketing remark (821 chars)

   Motivated seller — priced to move! Don't Miss This One — Move-In Ready in Haslet! Whether you're a first-time buyer or looking to right-size, this is the opportunity you've been waiting for, zoned to the top-rated Northwest ISD! Major ticket items are already taken care of — including a new roof, replaced Nov. 2025 — giving you peace of mind from day one. LVP flooring throughout — no carpet anywhere! The open-concept layout makes everyday living and entertaining a breeze, with natural flow from the living area straight to the kitchen. Outside, you'll find a storage shed perfect for tools, gear, or seasonal items and a covered patio. With a prime location close to shopping, dining, and major highways, convenience is at your doorstep. Schedule your showing today before it's gone!

3. 2026-04-13
   listed $275,000 Active 821-char remark

   Show marketing remark (821 chars)

   Motivated seller — priced to move! Don't Miss This One — Move-In Ready in Haslet! Whether you're a first-time buyer or looking to right-size, this is the opportunity you've been waiting for, zoned to the top-rated Northwest ISD! Major ticket items are already taken care of — including a new roof, replaced Nov. 2025 — giving you peace of mind from day one. LVP flooring throughout — no carpet anywhere! The open-concept layout makes everyday living and entertaining a breeze, with natural flow from the living area straight to the kitchen. Outside, you'll find a storage shed perfect for tools, gear, or seasonal items and a covered patio. With a prime location close to shopping, dining, and major highways, convenience is at your doorstep. Schedule your showing today before it's gone!

4. 2020-12-02
   soldstatus Sold 402-char remark

   Show marketing remark (402 chars)

   The Whittion opens to a long, traditional foyer, which leads directly into the kitchen, the vibrant heart of the 1,487-square-foot design. With GE® appliances, the kitchen features a twin-sink island that overlooks the seamlessly adjacent dining and family rooms. The kitchen provides quartz countertops, also included in the home’s two other baths. This home will be complete NOVEMBER 2020!!

5. 2020-11-26
   status Pending 402-char remark

   Show marketing remark (402 chars)

   The Whittion opens to a long, traditional foyer, which leads directly into the kitchen, the vibrant heart of the 1,487-square-foot design. With GE® appliances, the kitchen features a twin-sink island that overlooks the seamlessly adjacent dining and family rooms. The kitchen provides quartz countertops, also included in the home’s two other baths. This home will be complete NOVEMBER 2020!!

6. 2020-11-25
   status Active 402-char remark

   Show marketing remark (402 chars)

   The Whittion opens to a long, traditional foyer, which leads directly into the kitchen, the vibrant heart of the 1,487-square-foot design. With GE® appliances, the kitchen features a twin-sink island that overlooks the seamlessly adjacent dining and family rooms. The kitchen provides quartz countertops, also included in the home’s two other baths. This home will be complete NOVEMBER 2020!!

7. 2020-10-12
   historical 402-char remark

   Show marketing remark (402 chars)

   The Whittion opens to a long, traditional foyer, which leads directly into the kitchen, the vibrant heart of the 1,487-square-foot design. With GE® appliances, the kitchen features a twin-sink island that overlooks the seamlessly adjacent dining and family rooms. The kitchen provides quartz countertops, also included in the home’s two other baths. This home will be complete NOVEMBER 2020!!

8. 2020-09-24
   listed $224,999 Active 402-char remark

   Show marketing remark (402 chars)

   The Whittion opens to a long, traditional foyer, which leads directly into the kitchen, the vibrant heart of the 1,487-square-foot design. With GE® appliances, the kitchen features a twin-sink island that overlooks the seamlessly adjacent dining and family rooms. The kitchen provides quartz countertops, also included in the home’s two other baths. This home will be complete NOVEMBER 2020!!

ⓘ 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: $5,389 · $449/mo
• Projected year-2 tax: $5,389 · $449/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 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: $27,287
• − Mortgage interest: −$15,208
• − Property taxes: −$5,389
• − Insurance: −$1,358
• − Repairs & maintenance: −$2,183
• − Management: −$2,183
• − HOA: −$636
• − Depreciation: −$7,898
• Taxable loss: −$7,568
• Est. tax savings @ 24.0%: +$1,816
• After-tax cash flow: $-1,095/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This move-in ready home in Haslet, TX, is in good condition with a new roof and modern finishes. It offers a good investment opportunity with potential for further value enhancement through exterior painting and landscaping.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and value
• Resale Clean windows — Improves natural light and air circulation
• Both Add landscaping — Enhances curb appeal and adds value
• Resale Replace light fixtures — Modernizes the space and improves energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and value ↑
• Resale Clean windows — Improves natural light and air circulation ↑
• Both Add landscaping — Enhances curb appeal and adds value ↑
• Resale Replace light fixtures — Modernizes the space and improves energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Fort Worth, TX
• County: Tarrant County · 2,033,669 people
• City population: 911,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 34,249
• Household income: $143,555
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 358.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 14% Two or more races 13% Black 11% Asian 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Lithuanian 7% Slovak 4% Romanian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 6% Vietnamese 2% Other Indo-European 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: ▼ -78.77%
• Current HPI: 235.7417
• Rent YoY: ▲ 1.08%
• 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

+20.7% since first listed

8 events — show timeline

• 2026-05-13 Contingent — NTREIS
• 2026-05-05 Price Changed $271,500 NTREIS
• 2026-04-13 Listed $275,000 NTREIS
• 2020-12-02 Sold (MLS) — NTREIS
• 2020-11-26 Pending — NTREIS
• 2020-11-25 Relisted — NTREIS
• 2020-10-12 Listing Removed — NTREIS
• 2020-09-24 Listed $224,999 NTREIS

Property tax history

+40.6%/yr

Latest (2025): $5,389 · -9.4% YoY. Source: county tax records.