2328 Canchim St · Fort Worth, TX 76131

$265,000

3 bd · 2.0 ba · 1,621 sqft · SingleFamily public records · 91 Days on market

Built 2011 5,497 sqft lot $163/sqft · 18% below area Est $323k · 18% under $31/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 +15.0/15.0
• Cash flow +7.2/30.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits! This 3-bedroom, 2-bath home offers incredible potential for investors or DIY homeowners looking to make it their own. Featuring a spacious layout with abundant natural light throughout, the home includes a large primary suite with an oversized bathroom and generous walk-in closets. Step outside to a private, fenced backyard—perfect for relaxing, entertaining, or creating your ideal outdoor space. With solid bones and great upside, this property is a fantastic chance to customize and build equity in a growing Fort Worth area.

Key facts

• Oversized bathroom
• Large primary suite
• 5,497 sq ft lot

Tags

• PRIVATE FENCED BACKYARD
• LARGE PRIMARY SUITE
• OVERSIZED BATHROOM
• GENEROUS WALK-IN CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-367 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (24.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (16.4% below list).
• Recommended offer: $200k (24.5% 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.
• Keller ISD (urban): math 50% / reading 54% proficiency, ranked #91 of 826 in TX (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Basswood El (math 27% / reading 32%, grade F, #2,525 of 4,322 statewide, top 62%, 513 students, 61% FRL); Fossil Hill Middle (math 32% / reading 43%, grade F, #736 of 1,662 statewide, top 45%, 838 students, 61% FRL); Fossil Ridge H S (math 41% / reading 55%, grade D, #571 of 1,632 statewide, top 36%, 2,329 students, 51% FRL) — zoned schools average 58% FRL vs 19% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 38% at this address vs 52% district-wide (-14 pts) — the specific schools serving this property underperform the Keller ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.2%/yr); 478 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

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 91 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,081 (24.5% 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 91 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 4.63%
• Cash-on-cash: -5.94%
• DSCR: 0.74
• GRM: 10.0

CMA / ARV

• ARV (median comp): $322,562
• List price: $265,000
• Delta: -17.85%
• 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
2345 Bernese Ln	0.26mi	3/2.0	1,621 (0%)	2mo	$299,786	$185	86
2432 Barzona Dr	0.35mi	3/2.0	1,630 (+1%)	2mo	$329,900	$202	82
7761 Berrenda Dr	0.28mi	3/2.0	1,693 (+4%)	1mo	$295,000	$174	79
7456 Bronsind Trl	0.18mi	3/2.0	1,739 (+7%)	7mo	$349,900	$201	74
1732 Foliage Dr	0.59mi	3/2.0	1,630 (+1%)	4mo	$364,990	$224	69
7756 Shorthorn Way	0.27mi	3/2.0	1,785 (+10%)	6mo	$300,000	$168	66
1732 Opaca Dr	0.63mi	3/2.0	1,630 (+1%)	6mo	$397,494	$244	64
1701 Opaca Dr	0.71mi	3/2.0	1,600 (-1%)	1mo	$396,629	$248	64
7837 Tudanca Trl	0.40mi	3/2.0	1,440 (-11%)	3mo	$320,000	$222	60
1725 Shad Bush Dr	0.71mi	3/2.0	1,763 (+9%)	2mo	$394,990	$224	50
2100 Sierra Pelada Dr	0.56mi	4/2.0 (+1)	1,830 (+13%)	1mo	$365,000	$199	47
7116 Baldy Mountain Trl	0.65mi	4/2.0 (+1)	1,802 (+11%)	1mo	$335,000	$186	45

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: -30.5%
• Equity multiple: 0.02×
• Total profit: $-72,630
• Equity at exit: $39,512

10-year hold

• IRR: -57.2%
• Equity multiple: -0.59×
• Total profit: $-117,624
• Equity at exit: $22,912

Cash invested: $74,200 (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 76131

• Home prices YoY: -15.6%
• Rents YoY: -0.2%
• Active inventory: 478
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,215 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$587 /mo · $7,039/yr
• Insurance: −$110
• HOA: −$31
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-367

Break-even live

Break-even rent $2,681

Max offer price $200,081

Occupancy floor —

Sensitivity live

Price	-10% $-217	-5% $-292	+0% $-367	+5% $-442	+10% $-518
Rent	-10% $-543	-5% $-455	+0% $-367	+5% $-280	+10% $-192
Rate	-1.0pp $-234	-0.5pp $-300	base $-367	+0.5pp $-436	+1.0pp $-506

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2424 Gelbray Pl Fort Worth, TX	3.0	2.0	1628	$2,150	$1.32	19d	1	0.11mi
7624 Scarlet View Trl Fort Worth, TX	3.0	2.0	2028	$2,500	$1.23	1d	1	0.20mi
7425 Bronsind Trl Fort Worth, TX	3.0	2.0	2145	$2,250	$1.05	20d	1	0.21mi
2357 Bernese Ln Fort Worth, TX	3.0	2.0	1778	$2,150	$1.21	24d	1	0.25mi
7545 Indigo Ridge Dr Fort Worth, TX	4.0	2.0	2030	$2,150	$1.06	45d	1	0.26mi
7445 Sienna Ridge Ln Fort Worth, TX	3.0	2.0	1374	$2,000	$1.46	1d	1	0.29mi
2333 Senepol Way Fort Worth, TX	3.0	2.0	2164	$2,100	$0.97	24d	1	0.34mi
2344 Bermont Red Ln Fort Worth, TX	3.0	2.0	2166	$2,350	$1.08	26d	1	0.41mi
7908 Hereland Trl Fort Worth, TX	3.0	2.0	1711	$2,150	$1.26	45d	1	0.42mi
2016 Elderica Dr Fort Worth, TX	3.0–4.0	2.5–3.5	1535	$2,428	$1.58	0d	7	0.50mi
8101 Kurgan Trl Fort Worth, TX	3.0	2.0	1975	$3,000	$1.52	45d	1	0.59mi
1717 Victoria Dr Saginaw, TX	4.0	2.0	1953	$2,395	$1.23	21d	1	0.67mi
1912 Potrillo Ln Fort Worth, TX	4.0	2.0	2145	$2,420	$1.13	19d	1	0.75mi
1912 Potrillo Ln Fort Worth, TX	4.0	2.0	2145	$2,400	$1.12	5d	1	0.75mi
8220 Horseman Rd Fort Worth, TX	3.0	2.0	1245	$2,479	$1.99	12d	1	0.81mi
7401 Cowhand Ct Fort Worth, TX	3.0	2.5	1634	$2,099	$1.28	5d	1	0.81mi
1316 Mountain Air Trl Fort Worth, TX	3.0	2.0	1598	$2,300	$1.44	19d	1	0.95mi
1268 Topeka Dr Saginaw, TX	3.0	2.0	2163	$2,195	$1.01	20d	1	0.99mi
7001 Sandshell Blvd Fort Worth, TX	3.0	2.0	1327	$1,805	$1.36	45d	1	1.01mi
7001 Sandshell Blvd Fort Worth, TX	3.0	2.0	1327	$1,747	$1.32	6d	1	1.01mi
7001 Sandshell Blvd Unit 612 Fort Worth, TX	3.0	2.0	1329	$1,712	$1.29	14d	1	1.01mi
7001 Sandshell Blvd Unit 7058 Fort Worth, TX	2.0	2.0	1122	$1,438	$1.28	0d	1	1.01mi
7001 Sandshell Blvd Unit 7034 Fort Worth, TX	3.0	2.0	1329	$1,763	$1.33	0d	1	1.01mi
1350 N Blue Mound Rd Fort Worth, TX	1.0–2.0	1.0–2.0	958	$1,740	$1.82	1d	17	1.05mi
1101 Trinity Trl Saginaw, TX	3.0	2.0	1596	$2,040	$1.28	1d	1	1.07mi
1032 Salt Creek Trl Fort Worth, TX	3.0	2.0	1801	$2,000	$1.11	24d	1	1.09mi
1000 Salt Creek Trl Fort Worth, TX	4.0	2.0	2104	$2,138	$1.02	14d	1	1.13mi
1016 Grand Central Pkwy Saginaw, TX	3.0	2.0	1757	$2,104	$1.20	22d	1	1.13mi
6948 Carrington Ln Fort Worth, TX	2.0	2.5	1388	$2,000	$1.44	26d	1	1.14mi
3000 Peyton Brook Dr Fort Worth, TX	2.0	2.5	1477	$1,900	$1.29	26d	1	1.17mi
2650 Western Center Blvd Fort Worth, TX	1.0–3.0	1.0–2.0	964	$1,890	$1.96	0d	27	1.17mi
1705 Desperado Rd Fort Worth, TX	3.0	2.0	1784	$2,050	$1.15	22d	1	1.20mi
3220 Brixton Dr Fort Worth, TX	3.0	2.0	1621	$2,175	$1.34	26d	1	1.24mi
6801 Sandshell Blvd Fort Worth, TX	3.0	3.5	1500	$2,350	$1.57	45d	1	1.24mi
6928 Derbyshire Dr Fort Worth, TX	3.0	2.0	1949	$2,295	$1.18	45d	1	1.25mi
6761 Sandshell Blvd Fort Worth, TX	1.0–3.0	1.0–2.0	1099	$2,640	$2.40	4d	24	1.27mi
1048 Harriman Dr Saginaw, TX	4.0	2.0	2070	$2,100	$1.01	26d	1	1.30mi
853 Atchison Dr Saginaw, TX	4.0	2.0	1748	$2,100	$1.20	26d	1	1.34mi
2600 Western Center Blvd Fort Worth, TX	2.0–3.0	2.0–2.5	1192	$1,589	$1.33	1d	13	1.36mi
7861 Waxwing Cir W Fort Worth, TX	4.0	2.0	2075	$2,300	$1.11	45d	1	1.38mi

HOA detail

• Monthly dues: $31 · $372/yr

Listing history 20 events

1. 2026-06-21
   days on market $265,000 Active 91 DOM
2. 2026-06-18
   days on market $265,000 Active 88 DOM
3. 2026-06-17
   days on market $265,000 Active 87 DOM
4. 2026-06-16
   days on market $265,000 Active 86 DOM
5. 2026-06-15
   days on market $265,000 Active 85 DOM
6. 2026-06-13
   days on market $265,000 Active 83 DOM
7. 2026-06-09
   days on market $265,000 Active 79 DOM
8. 2026-06-08
   days on market $265,000 Active 78 DOM
9. 2026-06-07
   days on market $265,000 Active 77 DOM
10. 2026-06-04
    days on market $265,000 Active 74 DOM
11. 2026-06-03
    days on market $265,000 Active 73 DOM
12. 2026-06-02
    days on market $265,000 Active 72 DOM
13. 2026-06-01
    days on market $265,000 Active 71 DOM
14. 2026-05-31
    days on market $265,000 Active 70 DOM
15. 2026-04-03
    status Active 560-char remark

    Show marketing remark (560 chars)

    Opportunity awaits! This 3-bedroom, 2-bath home offers incredible potential for investors or DIY homeowners looking to make it their own. Featuring a spacious layout with abundant natural light throughout, the home includes a large primary suite with an oversized bathroom and generous walk-in closets. Step outside to a private, fenced backyard—perfect for relaxing, entertaining, or creating your ideal outdoor space. With solid bones and great upside, this property is a fantastic chance to customize and build equity in a growing Fort Worth area.

16. 2026-03-25
    status Pending 560-char remark

    Show marketing remark (560 chars)

    Opportunity awaits! This 3-bedroom, 2-bath home offers incredible potential for investors or DIY homeowners looking to make it their own. Featuring a spacious layout with abundant natural light throughout, the home includes a large primary suite with an oversized bathroom and generous walk-in closets. Step outside to a private, fenced backyard—perfect for relaxing, entertaining, or creating your ideal outdoor space. With solid bones and great upside, this property is a fantastic chance to customize and build equity in a growing Fort Worth area.

17. 2026-03-17
    historical Active Option Contract 560-char remark

    Show marketing remark (560 chars)

    Opportunity awaits! This 3-bedroom, 2-bath home offers incredible potential for investors or DIY homeowners looking to make it their own. Featuring a spacious layout with abundant natural light throughout, the home includes a large primary suite with an oversized bathroom and generous walk-in closets. Step outside to a private, fenced backyard—perfect for relaxing, entertaining, or creating your ideal outdoor space. With solid bones and great upside, this property is a fantastic chance to customize and build equity in a growing Fort Worth area.

18. 2026-03-13
    price $265,000 560-char remark

    Show marketing remark (560 chars)

    Opportunity awaits! This 3-bedroom, 2-bath home offers incredible potential for investors or DIY homeowners looking to make it their own. Featuring a spacious layout with abundant natural light throughout, the home includes a large primary suite with an oversized bathroom and generous walk-in closets. Step outside to a private, fenced backyard—perfect for relaxing, entertaining, or creating your ideal outdoor space. With solid bones and great upside, this property is a fantastic chance to customize and build equity in a growing Fort Worth area.

19. 2026-03-12
    listed $250,000 Active 560-char remark

    Show marketing remark (560 chars)

    Opportunity awaits! This 3-bedroom, 2-bath home offers incredible potential for investors or DIY homeowners looking to make it their own. Featuring a spacious layout with abundant natural light throughout, the home includes a large primary suite with an oversized bathroom and generous walk-in closets. Step outside to a private, fenced backyard—perfect for relaxing, entertaining, or creating your ideal outdoor space. With solid bones and great upside, this property is a fantastic chance to customize and build equity in a growing Fort Worth area.

20. 2015-11-11
    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: $7,039 · $587/mo
• Projected year-2 tax: $7,039 · $587/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,585
• − Mortgage interest: −$14,844
• − Property taxes: −$7,039
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,127
• − Management: −$2,127
• − HOA: −$372
• − Depreciation: −$7,709
• Taxable loss: −$8,958
• Est. tax savings @ 24.0%: +$2,150
• After-tax cash flow: $-2,260/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: Keller ISD
• NCES district ID: 4825260
• Math proficiency: 50% ▼ -14.00%
• Reading proficiency: 54% ▼ -9.00%
• Median HH income: $92,106
• Composite: 48.46/100
• National rank: #2131
• State rank: #91 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): 56,322
• Household income: $108,694
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 1805.0

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 0.71)
• Race & ethnicity: White 42% Hispanic / Latino 27% Black 14% Two or more races 12% Asian 12%
• Hispanic origin (detail): Mexican 19% Puerto Rican 4%
• Common ancestry: Lithuanian 1% Slovak 1% Iranian 1%
• Foreign-born: 16% · Canada, Vietnam, India
• Languages at home: 67% English-only · Spanish 18% Other Indo-European 6% 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: ▼ -46.06%
• Current HPI: 249.22
• Rent YoY: ▼ -0.17%
• 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

+6.0% since first listed

6 events — show timeline

• 2026-04-03 Relisted — NTREIS
• 2026-03-25 Pending — NTREIS
• 2026-03-17 Contingent — NTREIS
• 2026-03-13 Price Changed $265,000 NTREIS
• 2026-03-12 Listed $250,000 NTREIS
• 2015-11-11 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $7,039 · -0.8% YoY. Source: county tax records.