14221 Walsh Ave · Fort Worth, TX 76008

$384,900

3 bd · 2.5 ba · 1,739 sqft · SingleFamily public records · 71 Days on market

Built 2020 3,615 sqft lot $221/sqft · 16% below area Est $457k · 16% under $187/mo HOA · 6% 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 +14.6/15.0
• Cash flow +6.2/30.0
• Schools +6.2/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Simply lovely garden home in the amenities-rich neighborhood of Walsh. Nestled in the back of a garden home quad-unit with extra parking and views to the forever green space. This immaculate 3 bedroom home offers a beautiful yard with large patio for relaxing outdoor living. The spacious kitchen features a large island, plenty of storage and work space, a farm sink, and upgraded appliances, including a high-end refrigerator that can convey with the property. Many upgrades throughout the home including: plantation shutters, vintage-looking glass door knobs, ceramic and luxury plank tile, fresh paint throughout, top of the line carpet, and smart home features. The neighborhood itself boasts pools, sports courts of every kind, a Makers Space, athletic club, community gardens, green house and fire pits, many parks, wooded walking trails, miles and miles of walking and biking paths and lakes as well as many planned events such as concerts at Lake Park, food truck nights, many arts and crafts and specialty classes both for children and adults, instructor-led fitness instruction classes, and so much more. It truly is a fabulous place to live and this home is a gem!

Key facts

• Extra parking
• Spacious kitchen
• Large patio

Tags

• EXTRA PARKING
• VIEWS TO GREEN SPACE
• LARGE PATIO
• SPACIOUS KITCHEN
• LARGE ISLAND
• FARM SINK

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-701 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (32.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $306k (20.5% below list).
• Recommended offer: $261k (32.2% below list) — sets the bar for cash-flow.

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.
• Aledo ISD (rural): math 66% / reading 68% proficiency, ranked #11 of 826 in TX (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Mccall El (math 60% / reading 64%, grade B, #321 of 4,322 statewide, top 8%, 570 students, 15% FRL); Aledo Middle (math 69% / reading 72%, grade A, #57 of 1,662 statewide, top 3%, 944 students, 11% FRL); Aledo H S (math 87% / reading 50%, grade B, #147 of 1,632 statewide, top 9%, 1,622 students, 14% FRL) — zoned schools at 13% FRL track the district average.
• Market conditions: Rents rising (+3.8%/yr); 825 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 437 units permitted in Parker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Parker County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($362k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $29k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $261,061 (32.2% 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 71 days. Have you received any prior offers? Is the seller open to a 32% 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. 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. 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?
9. 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.
10. 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.
11. 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: 0.79% ✗
• Cap rate: 4.11%
• Cash-on-cash: -7.81%
• DSCR: 0.65
• GRM: 10.5

CMA / ARV

• ARV (median comp): $456,652
• List price: $384,900
• Delta: -15.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14228 Walsh Ave	0.06mi	3/2.5	1,766 (+2%)	15mo	$379,900	$215	82
2221 Offerande Dr	0.18mi	3/2.5	1,736 (-0%)	15mo	$400,000	$230	79
14229 Walsh Ave	0.02mi	3/2.5	1,992 (+14%)	12mo	$459,900	$231	65
2032 Barbette St	0.14mi	3/2.5	1,938 (+11%)	12mo	$425,000	$219	65
2024 Tolleson Dr	0.28mi	3/2.5	1,992 (+14%)	2mo	$479,925	$241	61
14433 Balmoral Pl	0.24mi	3/2.5	1,938 (+11%)	11mo	$450,000	$232	60
2217 Rue Ct	0.24mi	3/2.5	1,952 (+12%)	24mo	$480,000	$246	49
2312 Romelle St	0.37mi	3/2.5	1,938 (+11%)	21mo	$435,000	$224	46
13840 Wembley Bend Way	0.46mi	3/2.5	1,938 (+11%)	20mo	$469,990	$243	43
13812 Wembley Bend Way	0.48mi	3/2.5	1,938 (+11%)	20mo	$459,990	$237	42
1816 Roundtree Cir W	0.54mi	3/2.5	1,972 (+13%)	22mo	$419,999	$213	34

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 · 3.82% rent growth · sell at horizon

5-year hold

• IRR: -28.7%
• Equity multiple: 0.03×
• Total profit: $-104,148
• Equity at exit: $57,390

10-year hold

• IRR: -24.5%
• Equity multiple: -0.26×
• Total profit: $-136,241
• Equity at exit: $33,279

Cash invested: $107,772 (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 76008

• Home prices YoY: -16.5%
• Rents YoY: 3.8%
• Active inventory: 825
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $3,058 medium
• Mortgage (P&I): −$2,018
• Tax from tax record: −$751 /mo · $9,013/yr
• Insurance: −$160
• HOA: −$187
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $-701

Break-even live

Break-even rent $3,945

Max offer price $261,061

Occupancy floor —

Sensitivity live

Price	-10% $-483	-5% $-592	+0% $-701	+5% $-810	+10% $-919
Rent	-10% $-943	-5% $-822	+0% $-701	+5% $-580	+10% $-459
Rate	-1.0pp $-507	-0.5pp $-603	base $-701	+0.5pp $-801	+1.0pp $-902

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: $96,225
• Closing costs: $11,547
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14228 Walsh Ave Aledo, TX	3.0	2.5	1766	$3,600	$2.04	0d	1	0.03mi
616 Ardath Dr Aledo, TX	3.0	2.0	2050	$2,850	$1.39	14d	1	1.24mi

HOA detail

• Monthly dues: $187 · $2,244/yr
• Likely covers: pool

Listing history 29 events

1. 2026-06-21
   days on market $384,900 Active 71 DOM
2. 2026-06-18
   days on market $384,900 Active 68 DOM
3. 2026-06-17
   days on market $384,900 Active 67 DOM
4. 2026-06-16
   days on market $384,900 Active 66 DOM
5. 2026-06-15
   days on market $384,900 Active 65 DOM
6. 2026-06-13
   days on market $384,900 Active 63 DOM
7. 2026-06-10
   price $384,900 Active 59 DOM
8. 2026-06-09
   days on market $395,000 Active 59 DOM
9. 2026-06-08
   days on market $395,000 Active 58 DOM
10. 2026-06-07
    days on market $395,000 Active 57 DOM
11. 2026-06-04
    days on market $395,000 Active 54 DOM
12. 2026-06-03
    days on market $395,000 Active 53 DOM
13. 2026-06-02
    days on market $395,000 Active 52 DOM
14. 2026-06-01
    days on market $395,000 Active 51 DOM
15. 2026-05-31
    days on market $395,000 Active 50 DOM
16. 2026-05-15
    price $395,000 1176-char remark

    Show marketing remark (1176 chars)

    Simply lovely garden home in the amenities-rich neighborhood of Walsh. Nestled in the back of a garden home quad-unit with extra parking and views to the forever green space. This immaculate 3 bedroom home offers a beautiful yard with large patio for relaxing outdoor living. The spacious kitchen features a large island, plenty of storage and work space, a farm sink, and upgraded appliances, including a high-end refrigerator that can convey with the property. Many upgrades throughout the home including: plantation shutters, vintage-looking glass door knobs, ceramic and luxury plank tile, fresh paint throughout, top of the line carpet, and smart home features. The neighborhood itself boasts pools, sports courts of every kind, a Makers Space, athletic club, community gardens, green house and fire pits, many parks, wooded walking trails, miles and miles of walking and biking paths and lakes as well as many planned events such as concerts at Lake Park, food truck nights, many arts and crafts and specialty classes both for children and adults, instructor-led fitness instruction classes, and so much more. It truly is a fabulous place to live and this home is a gem!

17. 2026-04-28
    price $409,000 1176-char remark

    Show marketing remark (1176 chars)

    Simply lovely garden home in the amenities-rich neighborhood of Walsh. Nestled in the back of a garden home quad-unit with extra parking and views to the forever green space. This immaculate 3 bedroom home offers a beautiful yard with large patio for relaxing outdoor living. The spacious kitchen features a large island, plenty of storage and work space, a farm sink, and upgraded appliances, including a high-end refrigerator that can convey with the property. Many upgrades throughout the home including: plantation shutters, vintage-looking glass door knobs, ceramic and luxury plank tile, fresh paint throughout, top of the line carpet, and smart home features. The neighborhood itself boasts pools, sports courts of every kind, a Makers Space, athletic club, community gardens, green house and fire pits, many parks, wooded walking trails, miles and miles of walking and biking paths and lakes as well as many planned events such as concerts at Lake Park, food truck nights, many arts and crafts and specialty classes both for children and adults, instructor-led fitness instruction classes, and so much more. It truly is a fabulous place to live and this home is a gem!

18. 2026-04-11
    listed $414,000 Active 1176-char remark

    Show marketing remark (1176 chars)

    Simply lovely garden home in the amenities-rich neighborhood of Walsh. Nestled in the back of a garden home quad-unit with extra parking and views to the forever green space. This immaculate 3 bedroom home offers a beautiful yard with large patio for relaxing outdoor living. The spacious kitchen features a large island, plenty of storage and work space, a farm sink, and upgraded appliances, including a high-end refrigerator that can convey with the property. Many upgrades throughout the home including: plantation shutters, vintage-looking glass door knobs, ceramic and luxury plank tile, fresh paint throughout, top of the line carpet, and smart home features. The neighborhood itself boasts pools, sports courts of every kind, a Makers Space, athletic club, community gardens, green house and fire pits, many parks, wooded walking trails, miles and miles of walking and biking paths and lakes as well as many planned events such as concerts at Lake Park, food truck nights, many arts and crafts and specialty classes both for children and adults, instructor-led fitness instruction classes, and so much more. It truly is a fabulous place to live and this home is a gem!

19. 2024-11-19
    soldstatus
20. 2024-11-18
    soldstatus Closed 744-char remark

    Show marketing remark (744 chars)

    Welcome to this charming split-level home with 1,739 sq ft, 3 beds, and 2.5 baths, it's ideal for modern living. The main level features a welcoming living room, a kitchen with a breakfast bar, and a cozy dining area. All three bedrooms are upstairs, including the primary suite with a walk-in closet and ensuite bath. The laundry room is also conveniently located on the second level. The lower level offers versatile space for recreation or relaxation, plus an easily accessible half bath. Outside, enjoy the spacious yard on the corner lot. Don't miss out on this inviting property! HOA dues have been paid through 12.30.2024 Items included: freezer, artwork in kitchen, 2 Eeros and router, garage shelving, refrigerator, washer and dryer

21. 2024-10-29
    status Pending 744-char remark

    Show marketing remark (744 chars)

    Welcome to this charming split-level home with 1,739 sq ft, 3 beds, and 2.5 baths, it's ideal for modern living. The main level features a welcoming living room, a kitchen with a breakfast bar, and a cozy dining area. All three bedrooms are upstairs, including the primary suite with a walk-in closet and ensuite bath. The laundry room is also conveniently located on the second level. The lower level offers versatile space for recreation or relaxation, plus an easily accessible half bath. Outside, enjoy the spacious yard on the corner lot. Don't miss out on this inviting property! HOA dues have been paid through 12.30.2024 Items included: freezer, artwork in kitchen, 2 Eeros and router, garage shelving, refrigerator, washer and dryer

22. 2024-10-18
    historical Active Option Contract 744-char remark

    Show marketing remark (744 chars)

    Welcome to this charming split-level home with 1,739 sq ft, 3 beds, and 2.5 baths, it's ideal for modern living. The main level features a welcoming living room, a kitchen with a breakfast bar, and a cozy dining area. All three bedrooms are upstairs, including the primary suite with a walk-in closet and ensuite bath. The laundry room is also conveniently located on the second level. The lower level offers versatile space for recreation or relaxation, plus an easily accessible half bath. Outside, enjoy the spacious yard on the corner lot. Don't miss out on this inviting property! HOA dues have been paid through 12.30.2024 Items included: freezer, artwork in kitchen, 2 Eeros and router, garage shelving, refrigerator, washer and dryer

23. 2024-07-26
    price $399,999 744-char remark

    Show marketing remark (744 chars)

    Welcome to this charming split-level home with 1,739 sq ft, 3 beds, and 2.5 baths, it's ideal for modern living. The main level features a welcoming living room, a kitchen with a breakfast bar, and a cozy dining area. All three bedrooms are upstairs, including the primary suite with a walk-in closet and ensuite bath. The laundry room is also conveniently located on the second level. The lower level offers versatile space for recreation or relaxation, plus an easily accessible half bath. Outside, enjoy the spacious yard on the corner lot. Don't miss out on this inviting property! HOA dues have been paid through 12.30.2024 Items included: freezer, artwork in kitchen, 2 Eeros and router, garage shelving, refrigerator, washer and dryer

24. 2024-07-13
    price $425,000 744-char remark

    Show marketing remark (744 chars)

    Welcome to this charming split-level home with 1,739 sq ft, 3 beds, and 2.5 baths, it's ideal for modern living. The main level features a welcoming living room, a kitchen with a breakfast bar, and a cozy dining area. All three bedrooms are upstairs, including the primary suite with a walk-in closet and ensuite bath. The laundry room is also conveniently located on the second level. The lower level offers versatile space for recreation or relaxation, plus an easily accessible half bath. Outside, enjoy the spacious yard on the corner lot. Don't miss out on this inviting property! HOA dues have been paid through 12.30.2024 Items included: freezer, artwork in kitchen, 2 Eeros and router, garage shelving, refrigerator, washer and dryer

25. 2024-05-30
    listed $430,000 Active 744-char remark

    Show marketing remark (744 chars)

    Welcome to this charming split-level home with 1,739 sq ft, 3 beds, and 2.5 baths, it's ideal for modern living. The main level features a welcoming living room, a kitchen with a breakfast bar, and a cozy dining area. All three bedrooms are upstairs, including the primary suite with a walk-in closet and ensuite bath. The laundry room is also conveniently located on the second level. The lower level offers versatile space for recreation or relaxation, plus an easily accessible half bath. Outside, enjoy the spacious yard on the corner lot. Don't miss out on this inviting property! HOA dues have been paid through 12.30.2024 Items included: freezer, artwork in kitchen, 2 Eeros and router, garage shelving, refrigerator, washer and dryer

26. 2021-01-15
    soldstatus Sold
27. 2020-11-12
    status Pending
28. 2020-09-14
    price $296,245
29. 2020-08-21
    listed $291,245 Active

ⓘ 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: $9,013 · $751/mo
• Projected year-2 tax: $9,013 · $751/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 ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,697
• − Mortgage interest: −$21,560
• − Property taxes: −$9,013
• − Insurance: −$1,924
• − Repairs & maintenance: −$2,936
• − Management: −$2,936
• − HOA: −$2,244
• − Depreciation: −$11,197
• Taxable loss: −$15,113
• Est. tax savings @ 24.0%: +$3,627
• After-tax cash flow: $-4,785/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: Aledo ISD
• NCES district ID: 4807780
• Math proficiency: 66% ▼ -8.00%
• Reading proficiency: 68% ▼ -2.00%
• Median HH income: $102,936
• Composite: 61.94/100
• National rank: #725
• State rank: #11 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: Parker County · 144,797 people
• City population: 911,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 25,165
• Household income: $168,314
• Rent vs Own: 8.2% rent · 91.8% own
• Severe rent burden: 27.0

Population outlook (Parker County) Hauer SSP2

• Today (2025): 147,426 people
• By 2030: 157,863 · +7.1%
• By 2040: 177,519 · +20.4%
• By 2050: 194,786 · +32.1%
• By 2075: 238,799 · +62.0%
• By 2100: 264,126 · +79.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 7%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 3% Slovak 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · Parker

• 2024 margin: Solid R (+66.4) · D 16.4% · R 82.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -55.2pp · 2024: -66.4pp
• All cycles: 2024: R+66.4 2020: R+64.4 2016: R+67.5 2012: R+65.8 2008: R+55.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.05%
• Current HPI: 242.9582
• Rent YoY: ▲ 3.82%
• 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

+35.6% since first listed

14 events — show timeline

• 2026-05-15 Price Changed $395,000 NTREIS
• 2026-04-28 Price Changed $409,000 NTREIS
• 2026-04-11 Listed $414,000 NTREIS
• 2024-11-19 Sold (Public Records) — Public Records
• 2024-11-18 Sold (MLS) — NTREIS
• 2024-10-29 Pending — NTREIS
• 2024-10-18 Contingent — NTREIS
• 2024-07-26 Price Changed $399,999 NTREIS
• 2024-07-13 Price Changed $425,000 NTREIS
• 2024-05-30 Listed $430,000 NTREIS
• 2021-01-15 Sold (MLS) — NTREIS
• 2020-11-12 Pending — NTREIS
• 2020-09-14 Price Changed $296,245 NTREIS
• 2020-08-21 Listed $291,245 NTREIS

Property tax history

+172.2%/yr

Latest (2025): $9,013 · +11.1% YoY. Source: county tax records.