9236 Cheswick Dr · Fort Worth, TX 76123

$274,900

3 bd · 2.0 ba · 2,262 sqft · SingleFamily public records · 156 Days on market

Built 2006 7,362 sqft lot Est $321k · 14% under $23/mo HOA · 1% 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 +14.0/15.0
• Cash flow +10.7/30.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.1/10.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained 4-bedroom, 2-bath home located in the Poynter Crossing community. This single-story property offers an open-concept layout with a spacious living area that connects seamlessly to the kitchen and dining space. The kitchen features granite countertops, stainless steel appliances, and a convenient breakfast nook. The primary bedroom includes an ensuite bath and a walk-in closet for ample storage. Luxury vinyl plank flooring runs throughout the main areas for durability and easy maintenance. Additional features include a 2-car garage, central HVAC, and a generously sized backyard. Conveniently situated near local schools, shopping, and major commuting routes, this home pr

Key facts

• Breakfast nook
• Walk-in closet
• Ensuite bath

Tags

• OPEN-CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BREAKFAST NOOK
• ENSUITE BATH
• WALK-IN CLOSET

Property features AI

Finance

• Other: Listing is Active Under Contract; Possession at closing/funding
• Financial info: Accepts Cash, Conventional, FHA, and VA financing; Second mortgage: No
• HOA & community: Mandatory HOA; Quarterly HOA fee of $70; HOA includes management fees; HOA managed by Community Management

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Security: Security details not provided
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One-story
• Construction: Brick construction; Built in 2006; Preowned
• Exterior features: Less than 0.5 acre lot; Subdivision: Poynter Crossing Add

Interior

• Kitchen: Dishwasher
• Bedrooms: 4 bedrooms; Primary bedroom on main level
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating and cooling details not provided
• Interior features: Open floorplan; Eat-in kitchen; Walk-in closet(s)
• Laundry & utility: Laundry/utility details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (10.7% below list).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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: crime F.
• Crowley ISD (urban): math 23% / reading 32% proficiency, ranked #643 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mary Harris El (math 27% / reading 22%, grade F, #3,052 of 4,322 statewide, top 74%, 389 students, 87% FRL) — zoned schools average 87% FRL vs 52% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.1%/yr); 364 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); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 156 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,912 (12.0% 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 156 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.89% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.07%
• DSCR: 0.91
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $321,204
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4312 Kyleigh Dr	0.13mi	4/2.0 (+1)	2,124 (-6%)	3mo	$280,000	$132	76
3920 Golden Horn Ln	0.44mi	3/2.5	2,305 (+2%)	1mo	$289,000	$125	74
4401 Double Oak Ln	0.31mi	3/2.0	2,434 (+8%)	1mo	$310,000	$127	72
4241 Glen Abbey Dr	0.10mi	3/2.0	1,924 (-15%)	1mo	$318,500	$166	70
3916 Foxhound Ln	0.40mi	3/2.5	2,172 (-4%)	4mo	$265,000	$122	70
4312 Bower Hill Dr	0.58mi	4/3.0 (+1)	2,294 (+1%)	2mo	$379,480	$165	60
8745 Fox Meadow Way	0.62mi	3/2.5	2,134 (-6%)	3mo	$275,000	$129	57
8753 Hunters Point Way	0.66mi	3/2.5	2,134 (-6%)	2mo	$215,000	$101	56
4508 Rush River Trl	0.37mi	4/3.0 (+1)	2,465 (+9%)	4mo	$350,000	$142	55
9721 Mcclane Farm Dr	0.53mi	4/2.5 (+1)	2,079 (-8%)	1mo	$356,590	$172	54
9708 Austin Hollow Rd	0.60mi	4/2.5 (+1)	2,079 (-8%)	1mo	$351,190	$169	50
4504 Embercrest Ln	0.61mi	3/2.0	1,936 (-14%)	1mo	$302,500	$156	46

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 · 1.07% rent growth · sell at horizon

5-year hold

• IRR: -22.1%
• Equity multiple: 0.25×
• Total profit: $-57,528
• Equity at exit: $40,988

10-year hold

• IRR: -22.0%
• Equity multiple: -0.02×
• Total profit: $-78,855
• Equity at exit: $23,768

Cash invested: $76,972 (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 76123

• Home prices YoY: -17.9%
• Rents YoY: 1.1%
• Active inventory: 364
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,455 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$493 /mo · $5,915/yr
• Insurance: −$115
• HOA: −$23
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $-133

Break-even live

Break-even rent $2,623

Max offer price $251,469

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9233 Cheswick Dr Fort Worth, TX	4.0	3.0	2250	$3,060	$1.36	43d	1	0.06mi
4413 Corner Brook Ln Fort Worth, TX	4.0	2.0	1983	$2,165	$1.09	20d	1	0.26mi
9208 Vineyard Ln Fort Worth, TX	3.0	2.0	1792	$2,300	$1.28	5d	1	0.29mi
4029 Thoroughbred Trl Fort Worth, TX	3.0	2.5	2318	$2,195	$0.95	24d	1	0.29mi
4365 Mill Stream Ln Crowley, TX	4.0	2.0	1602	$2,300	$1.44	24d	1	0.35mi
9505 Cypress Lake Dr Crowley, TX	3.0	2.0	2028	$2,670	$1.32	24d	1	0.37mi
3952 Golden Horn Ln Fort Worth, TX	4.0	2.5	2993	$2,495	$0.83	24d	1	0.41mi
4054 Hunters Creek Dr Fort Worth, TX	3.0	2.0	1946	$1,960	$1.01	24d	1	0.47mi
3832 German Pointer Way Fort Worth, TX	4.0	2.5	2532	$3,299	$1.30	5d	1	0.52mi
8733 Stonebriar Ln Fort Worth, TX	4.0	2.5	2803	$2,325	$0.83	4d	1	0.54mi
8740 Fox Meadow Way Fort Worth, TX	4.0	2.0	2583	$2,985	$1.16	43d	1	0.62mi
9512 Carson Ranch Rd Crowley, TX	4.0	2.0	1782	$2,995	$1.68	22d	1	0.65mi
4021 Busch Gardens Dr Fort Worth, TX	3.0	2.0	1748	$1,875	$1.07	24d	1	0.67mi
4021 Busch Gardens Dr Fort Worth, TX	3.0	2.0	1748	$1,875	$1.07	20d	1	0.67mi
9717 Snowbell Ln Crowley, TX	4.0	2.0	1928	$2,195	$1.14	22d	1	0.71mi
9100 Saint Barts Rd Fort Worth, TX	4.0	2.0	1630	$1,969	$1.21	43d	1	0.79mi
3990 Sarasota Springs Dr Fort Worth, TX	3.0	2.5	1766	$1,995	$1.13	24d	1	0.84mi
3416 Saint Vincent Rd Fort Worth, TX	3.0	3.0	2033	$1,895	$0.93	43d	1	0.85mi
4725 Sassafras Dr Crowley, TX	4.0	2.0	2067	$2,899	$1.40	43d	1	0.94mi
10121 Wyseby Rd Crowley, TX	3.0	2.0	1622	$1,995	$1.23	43d	1	0.96mi
8304 Cornerstone Dr Fort Worth, TX	3.0	2.0	1776	$2,300	$1.30	43d	1	0.96mi
9213 Saint Martin Rd Fort Worth, TX	4.0	2.0	2302	$2,229	$0.97	5d	1	0.99mi
3400 Quiet Valley Rd Fort Worth, TX	4.0	2.0	1904	$2,100	$1.10	43d	1	1.00mi
4353 Mountain Crest Dr Fort Worth, TX	4.0	2.0	2432	$2,595	$1.07	5d	1	1.01mi
4353 Mountain Crest Dr Fort Worth, TX	4.0	2.0	2432	$2,649	$1.09	43d	1	1.01mi
4428 Lodestone Ln Fort Worth, TX	3.0	2.5	2082	$2,300	$1.10	5d	1	1.02mi
8713 Windblow Ct Fort Worth, TX	4.0	2.5	2465	$2,499	$1.01	43d	1	1.02mi
3704 Garden Springs Dr Fort Worth, TX	3.0	2.0	1628	$2,799	$1.72	12d	1	1.04mi
9808 Mescalbean Blvd Crowley, TX	4.0	2.0	1729	$2,150	$1.24	43d	1	1.05mi
9157 Abaco Way Fort Worth, TX	4.0	2.0	1705	$2,149	$1.26	43d	1	1.13mi
9157 Abaco Way Fort Worth, TX	4.0	2.0	1705	$2,089	$1.23	24d	1	1.13mi
4013 Winter Springs Dr Fort Worth, TX	4.0	2.0	1764	$3,000	$1.70	43d	1	1.13mi
4633 Benham Dr Crowley, TX	4.0	2.0	1740	$2,000	$1.15	4d	1	1.15mi
4633 Benham Dr Crowley, TX	3.0	2.0	1740	$2,000	$1.15	43d	1	1.15mi
4004 Arklow St Crowley, TX	4.0	2.0	1668	$2,200	$1.32	24d	1	1.15mi
4004 Arklow St Crowley, TX	4.0	2.0	1668	$2,200	$1.32	5d	1	1.15mi
4224 Old Timber Ln Crowley, TX	3.0	2.0	2092	$2,250	$1.08	43d	1	1.16mi
8217 Miami Springs Dr Fort Worth, TX	3.0	2.0	1996	$1,950	$0.98	24d	1	1.17mi
9720 Buffalo Ridge Rd Crowley, TX	4.0	2.0	1838	$2,400	$1.31	24d	1	1.18mi
9724 Buffalo Ridge Rd Crowley, TX	4.0	2.0	2004	$2,125	$1.06	43d	1	1.18mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 25 events

1. 2026-05-01
   status Pending
2. 2026-04-23
   historical Active Option Contract
3. 2026-04-14
   price $274,900
4. 2026-03-06
   price $279,900
5. 2026-02-02
   price $285,000
6. 2025-11-26
   listed $295,000 Active
7. 2024-09-19
   historical $2,045
8. 2024-09-17
   listed $2,045
9. 2024-08-29
   historical $2,250
10. 2024-08-15
    listed $2,250
11. 2024-07-18
    historical
12. 2024-06-25
    price $304,500
13. 2024-05-31
    listed $309,900 Active
14. 2024-05-15
    historical $2,425
15. 2024-05-08
    price $2,425
16. 2024-05-01
    price $2,485
17. 2024-04-25
    price $2,495
18. 2024-04-06
    listed
19. 2023-12-16
    historical
20. 2023-12-14
    listed
21. 2023-07-25
    historical
22. 2021-10-08
    soldstatus
23. 2021-06-28
    soldstatus
24. 2019-04-17
    soldstatus
25. 2016-10-26
    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: $5,915 · $493/mo
• Projected year-2 tax: $5,915 · $493/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 · 24 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,459
• − Mortgage interest: −$15,399
• − Property taxes: −$5,915
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,357
• − Management: −$2,357
• − HOA: −$276
• − Depreciation: −$7,997
• Taxable loss: −$6,215
• Est. tax savings @ 24.0%: +$1,492
• After-tax cash flow: $-100/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: Crowley ISD
• NCES district ID: 4815910
• Math proficiency: 23% ▼ -15.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $59,810
• Composite: 25.04/100
• National rank: #7549
• State rank: #643 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): 42,957
• Household income: $102,768
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 975.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Black 37% Hispanic / Latino 26% White 24% Two or more races 15% Asian 8%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 1% Romanian 1% Slovak 1%
• Foreign-born: 17% · Canada, Vietnam, Jamaica
• Languages at home: 75% English-only · Spanish 16% Other Indo-European 3% 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: ▼ -50.54%
• Current HPI: 231.1377
• Rent YoY: ▲ 1.07%
• 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

+10918.0% since first listed

25 events — show timeline

• 2026-05-01 Pending — NTREIS
• 2026-04-23 Contingent — NTREIS
• 2026-04-14 Price Changed $274,900 NTREIS
• 2026-03-06 Price Changed $279,900 NTREIS
• 2026-02-02 Price Changed $285,000 NTREIS
• 2025-11-26 Listed $295,000 NTREIS
• 2024-09-19 Rental Removed $2,045 RENTLY
• 2024-09-17 Listed for Rent $2,045 RENTLY
• 2024-08-29 Rental Removed $2,250 RENTLY
• 2024-08-15 Listed for Rent $2,250 RENTLY
• 2024-07-18 Listing Removed — NTREIS
• 2024-06-25 Price Changed $304,500 NTREIS
• 2024-05-31 Listed $309,900 NTREIS
• 2024-05-15 Rental Removed $2,425 RENTLY
• 2024-05-08 Price Changed $2,425 RENTLY
• 2024-05-01 Price Changed $2,485 RENTLY
• 2024-04-25 Price Changed $2,495 RENTLY
• 2024-04-06 Listed for Rent — RENTLY
• 2023-12-16 Rental Removed — RENTLY
• 2023-12-14 Listed for Rent — RENTLY
• 2023-07-25 Rental Removed — RENTLY
• 2021-10-08 Sold (Public Records) — Public Records
• 2021-06-28 Sold (Public Records) — Public Records
• 2019-04-17 Sold (Public Records) — Public Records
• 2016-10-26 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $5,915 · -15.9% YoY. Source: county tax records.