5316 Cahill Oval St · River Oaks, TX 76114

$199,000

3 bd · 2.0 ba · 1,372 sqft · SingleFamily public records · 14 Days on market

Built 1951 7,667 sqft lot $145/sqft · 15% below area Est $234k · 15% under

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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 +14.4/30.0
• ARV discount +14.3/15.0
• 1% rule +5.2/10.0
• DSCR +4.4/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained 3-bedroom, 1-bathroom home nestled on a generous lot. Enjoy beautiful wood floors and a great kitchen layout, a bathroom that is super functional to the home. Off the kitchen is a bonus room that would make a great home office and acts as a great flex room. This home has a new HVAC system and all new windows throughout. The large yard offers plenty of space for outdoor living and is situated on a great cul-de-sac lot. Don’t miss this opportunity to own a move-in-ready home. Situated on a nice sized lot in highly desirable Castleberry ISD, this home is just minutes from new restaurants, shopping, and local amenities, giving you convenience without

Key facts

• Wood floors
• Great kitchen layout
• Bonus room

Tags

• WOOD FLOORS
• GREAT KITCHEN LAYOUT
• BONUS ROOM
• NEW HVAC SYSTEM
• NEW WINDOWS
• LARGE YARD

Property features AI

Finance

• Other: Listing is for sale (standard listing, exclusive right to sell)
• Financial info: Listing accepts Cash, Conventional, and VA financing
• HOA & community: No homeowners association

Exterior

• Parking: Carport with 2 covered spaces; Driveway parking
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Built in 1951; Not attached to another unit
• Construction: Preowned home (built 1951)
• Exterior features: Lot under 0.5 acre (approximately 0.176 acre); Subdivision: Seven Oaks Add

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven
• Bedrooms: Three bedrooms (all on the main level); Primary bedroom on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: One-level layout; Five total rooms; One living area; One dining area; Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $39 ($463/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).

Location & tenants

• Location reads 72/100 on livability (#237 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Castleberry ISD (suburban): math 21% / reading 32% proficiency, ranked #701 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Castleberry El (math 17% / reading 26%, grade F, #3,470 of 4,322 statewide, top 81%, 747 students, 88% FRL); Irma Marsh Middle (math 21% / reading 32%, grade F, #1,200 of 1,662 statewide, top 73%, 853 students, 88% FRL); Castleberry H S (math 23% / reading 43%, grade F, #1,023 of 1,632 statewide, top 63%, 1,042 students, 85% FRL).
• Market conditions: Rents rising (+1.9%/yr); 152 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); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 39% of the median local income ($62k/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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,000

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 6.53%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 8.2

CMA / ARV

• ARV (median comp): $234,500
• List price: $199,000
• Delta: -15.14%
• 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
5316 Cahill Oval St	0.00mi	3/1.0	1,372 (0%)	0mo	$199,000	$145	96
5320 Cahill Oval St	0.01mi	3/2.0	1,459 (+6%)	3mo	$239,000	$164	86
5432 Thomas Ln	0.14mi	3/1.0	1,291 (-6%)	1mo	$230,000	$178	78
5236 Park Dr	0.09mi	2/2.0 (-1)	1,425 (+4%)	8mo	$325,000	$228	78
4812 Blackstone Dr	0.45mi	3/2.0	1,373 (+0%)	11mo	$176,000	$128	70
5709 N Schilder Dr	0.56mi	3/2.0	1,396 (+2%)	3mo	$325,000	$233	69
4901 Barbara Rd	0.45mi	3/2.0	1,492 (+9%)	7mo	$219,900	$147	58
6050 Douglas St	0.74mi	3/1.5	1,344 (-2%)	2mo	$239,000	$178	58
133 Mcgee Dr	0.50mi	3/2.0	1,214 (-12%)	1mo	$299,900	$247	57
907 Hallum St	0.58mi	3/1.0	1,302 (-5%)	12mo	$279,900	$215	51
5716 N Wells Cir	0.68mi	4/2.0 (+1)	1,556 (+13%)	1mo	$325,900	$209	40
5907 Douglas St	0.68mi	3/2.0	1,176 (-14%)	7mo	$289,000	$246	38

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 · 1.88% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.43×
• Total profit: $-31,900
• Equity at exit: $29,672

10-year hold

• IRR: -10.3%
• Equity multiple: 0.41×
• Total profit: $-33,078
• Equity at exit: $17,206

Cash invested: $55,720 (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 76114

• Home prices YoY: -24.3%
• Rents YoY: 1.9%
• Active inventory: 152
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,024 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$434 /mo · $5,211/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $39

Break-even live

Break-even rent $1,976

Max offer price $199,000

Occupancy floor 93%

Sensitivity live

Price	-10% $151	-5% $95	+0% $39	+5% $-18	+10% $-74
Rent	-10% $-121	-5% $-41	+0% $39	+5% $119	+10% $199
Rate	-1.0pp $139	-0.5pp $89	base $39	+0.5pp $-13	+1.0pp $-65

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
623 Club Oak Dr River Oaks, TX	3.0	2.0	1874	$2,350	$1.25	1d	1	0.21mi
636 Schieme St River Oaks, TX	2.0	1.0	1515	$1,545	$1.02	45d	1	0.25mi
5549 Sam Calloway Rd Fort Worth, TX	3.0	2.0	1555	$2,500	$1.61	21d	1	0.29mi
5332 Trinity River Trl Unit 2301 Fort Worth, TX	2.0	2.0	1150	$2,099	$1.83	6d	1	0.36mi
5200 White Settlement Rd Fort Worth, TX	1.0–2.0	1.0–2.0	963	$1,985	$2.06	0d	18	0.38mi
123 Merritt St Fort Worth, TX	2.0	2.5	1200	$2,550	$2.12	1d	5	0.44mi
117 Priddy Ln Fort Worth, TX	1.0–2.0	1.0–2.0	1009	$1,899	$1.88	3d	6	0.49mi
5601 N Schilder Dr River Oaks, TX	3.0	1.0	1183	$1,800	$1.52	45d	1	0.49mi
5601 N Schilder Dr River Oaks, TX	3.0	1.0	1183	$1,800	$1.52	26d	1	0.49mi
4921 White Settlement Rd Unit 4958 Fort Worth, TX	2.0	2.0	1154	$1,889	$1.64	1d	1	0.49mi
6000 Calloway Ct Fort Worth, TX	2.0	2.0	900	$1,400	$1.56	45d	1	0.56mi
6000 Calloway Ct Fort Worth, TX	2.0	2.0	900	$1,400	$1.56	9d	1	0.56mi
216 Westfork Dr Fort Worth, TX	2.0	1.0	1496	$2,200	$1.47	45d	1	0.56mi
920 Yale St River Oaks, TX	3.0	2.0	1686	$1,670	$0.99	26d	1	0.59mi
228 Athenia Dr Fort Worth, TX	3.0	1.0–2.0	1072	$2,415	$2.25	1d	22	0.60mi
5217 Deavers Ln Fort Worth, TX	3.0	1.0	1081	$1,695	$1.57	45d	1	0.61mi
835 Stamps Ave Fort Worth, TX	4.0	2.5	1703	$2,200	$1.29	24d	1	0.63mi
837 Stamps Ave Unit 835 Fort Worth, TX	4.0	2.5	1703	$2,200	$1.29	1d	1	0.64mi
6038 Calloway Ct Fort Worth, TX	2.0	1.5	900	$1,475	$1.64	45d	1	0.65mi
315 Athenia Dr Fort Worth, TX	3.0	2.5	1581	$2,750	$1.74	4d	1	0.70mi
5605 Baylor Ave River Oaks, TX	3.0	2.0	1800	$2,200	$1.22	46d	1	0.79mi
315 Isbell Rd Fort Worth, TX	3.0	2.0	924	$1,600	$1.73	17d	1	0.85mi
315 Isbell Rd Fort Worth, TX	3.0	2.0	924	$1,600	$1.73	1d	1	0.85mi
315 Isbell Rd Fort Worth, TX	3.0	2.0	924	$1,600	$1.73	15d	1	0.85mi
772 Fernwood St Fort Worth, TX	4.0	2.0	1513	$2,400	$1.59	26d	1	0.88mi
4925 Scott Rd Fort Worth, TX	1.0–2.0	1.0–2.5	1226	$3,776	$3.08	0d	14	0.91mi
5128 Tulane Ave River Oaks, TX	3.0	2.0	1482	$1,895	$1.28	6d	1	0.93mi
5836 Pollard Dr Westworth Village, TX	3.0	1.0	1012	$1,725	$1.70	1d	1	0.98mi
6152 River Pointe Dr Fort Worth, TX	4.0	2.5	1748	$2,050	$1.17	9d	1	0.98mi
5700 Dennis Ave Fort Worth, TX	3.0	1.0	1036	$1,700	$1.64	17d	1	1.02mi
5832 Tracyne Dr Westworth Village, TX	3.0	2.0	1450	$2,400	$1.66	26d	1	1.05mi
1310 Yale St River Oaks, TX	3.0	2.0	1726	$2,395	$1.39	26d	1	1.07mi
1310 Yale St River Oaks, TX	3.0	2.0	1726	$2,395	$1.39	1d	1	1.07mi
5825 Aton Ave Westworth Village, TX	3.0	1.5	1133	$1,945	$1.72	1d	1	1.09mi
904 Isbell Rd Unit 202 Fort Worth, TX	2.0	2.0	921	$1,200	$1.30	45d	1	1.11mi
904 Isbell Rd Unit 200 Fort Worth, TX	2.0	2.0	921	$1,175	$1.28	7d	1	1.11mi
5860 Tracyne Dr Westworth Village, TX	3.0	1.5	1408	$1,999	$1.42	0d	1	1.11mi
916 Isbell Rd Unit D Fort Worth, TX	3.0	1.0	921	$1,450	$1.57	24d	1	1.13mi
1501 Greenbrier Dr Fort Worth, TX	3.0	2.0	1332	$1,900	$1.43	5d	1	1.21mi
933 River Rd Fort Worth, TX	3.0	2.5	1448	$2,000	$1.38	15d	1	1.26mi

Listing history 3 events

1. 2026-05-18
   status Pending 772-char remark
2. 2026-05-04
   listed $199,000 Active 772-char remark
3. 2026-04-22
   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: $5,211 · $434/mo
• Projected year-2 tax: $5,211 · $434/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $24,294
• − Mortgage interest: −$11,147
• − Property taxes: −$5,211
• − Insurance: −$995
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − Depreciation: −$5,789
• Taxable loss: −$2,735
• Est. tax savings @ 24.0%: +$657
• After-tax cash flow: $1,120/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: Castleberry ISD
• NCES district ID: 4813170
• Math proficiency: 21% ▼ -17.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $39,060
• Composite: 22.22/100
• National rank: #8152
• State rank: #701 of 826 in TX

Livability — River Oaks

• Score: 72/100
• State rank: #237
• US rank: #5774

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment B Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: River Oaks, TX
• County: Tarrant County · 2,033,669 people
• City population: 27,357
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 27,357
• Household income: $62,073
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1095.0

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: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 35% Two or more races 20% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 56%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 17% · Canada
• Languages at home: 54% English-only · Spanish 45%

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: ▼ -117.88%
• Current HPI: 366.5263
• Rent YoY: ▲ 1.88%
• 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

4 events — show timeline

• 2026-06-15 Sold (MLS) — NTREIS
• 2026-05-18 Pending — NTREIS
• 2026-05-04 Listed $199,000 NTREIS
• 2026-04-22 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $5,211 · -10.0% YoY. Source: county tax records.