10929 Cacao Dr · Fort Worth, TX 76108

$294,990

3 bd · 2.0 ba · 1,341 sqft · Other · 121 Days on market

Built 2025 5,009 sqft lot $220/sqft · 10% below area Est $329k · 10% under $42/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 +12.2/15.0
• Cash flow +11.0/30.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 21185985 - Built by HistoryMaker Homes - Dec 2026 completion! ~ Discover the perfect blend of modern living and comfort in this stunning new construction single-family residence in the sought-after Palmilla Springs subdivision. This traditional-style home features 3 spacious primary bedrooms and 2 full bathrooms within a well-designed 1,341 square foot layout. The open floorplan showcases a contemporary kitchen with granite counters, a central island, and a convenient pantry, ideal for both daily living and entertaining. Built with attention to detail, the home boasts a slab foundation, composition roof, and stylish flooring that combines carpet and tile. Enjoy the landscaped interior lot equipped with a sprinkler system, enhancing outdoor appeal without the hassle of upkeep. Additional amenities include a 2-car garage and energy-efficient heating and cooling systems. Anticipated completion is set for December 9, 2026. Don't miss the chance to make this exceptional property your new home.

Key facts

• 5,009 sq ft lot
• 2 garage spots
• Built 2025

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $295k.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (27.3% below list).
• Recommended offer: $214k (27.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• Fort Worth ISD (urban): math 18% / reading 28% proficiency, ranked #742 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.2%/yr); 553 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• This rent runs 32% of the median local income ($80k/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 $2k of loan paydown is wiped out by about $9k 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 121 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.

Recommended offer $214,348 (27.3% 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 121 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.83%
• DSCR: 0.92
• GRM: 11.5

CMA / ARV

• ARV (median comp): $329,277
• List price: $294,990
• Delta: -10.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.4%
• Equity multiple: 0.25×
• Total profit: $-62,194
• Equity at exit: $43,984

10-year hold

• IRR: -25.1%
• Equity multiple: -0.08×
• Total profit: $-89,163
• Equity at exit: $25,505

Cash invested: $82,597 (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 76108

• Home prices YoY: -32.5%
• Rents YoY: -0.2%
• Active inventory: 553
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,143 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$107 /mo · $1,287/yr
• Insurance: −$123
• HOA: −$42
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-126

Break-even live

Break-even rent $2,303

Max offer price $272,777

Occupancy floor —

Sensitivity live

Price	-10% $41	-5% $-42	+0% $-126	+5% $-209	+10% $-293
Rent	-10% $-295	-5% $-210	+0% $-126	+5% $-41	+10% $44
Rate	-1.0pp $23	-0.5pp $-51	base $-126	+0.5pp $-202	+1.0pp $-280

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: $73,748
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11028 Elata Dr Fort Worth, TX	4.0	2.0	1760	$2,425	$1.38	7d	1	0.43mi
10529 Splitridge Ct Fort Worth, TX	3.0	2.0	1543	$2,095	$1.36	0d	1	0.47mi
2732 Brea Canyon Rd Fort Worth, TX	3.0	2.0	1582	$2,100	$1.33	18d	1	0.71mi
2516 Concina Way Fort Worth, TX	3.0	2.0	1464	$1,879	$1.28	21d	1	0.77mi
10721 Revolver Ln Fort Worth, TX	3.0	2.0	1824	$1,900	$1.04	45d	1	0.79mi
10221 Dallam Ln Fort Worth, TX	3.0	2.0	1464	$1,969	$1.34	45d	1	0.80mi
2521 Ensenada Ln Fort Worth, TX	3.0	2.0	1600	$1,950	$1.22	45d	1	0.81mi
2225 Canteen St Fort Worth, TX	4.0	2.0	1667	$2,300	$1.38	22d	1	0.82mi
2236 Crested Saguaro St Fort Worth, TX	3.0	2.0	1824	$1,900	$1.04	45d	1	0.82mi
10240 Dawson Trl Fort Worth, TX	3.0	2.5	1844	$1,871	$1.01	45d	1	0.83mi
3713 Devonaire Dr Aledo, TX	3.0	2.0	1348	$1,850	$1.37	45d	1	0.86mi
10137 Chapel Glen Ter Fort Worth, TX	3.0	2.0	1500	$1,895	$1.26	45d	1	0.89mi
10409 Pleasant Mound Dr Fort Worth, TX	3.0	2.0	1441	$1,925	$1.34	45d	1	0.92mi
10241 Pleasant Mound Dr Fort Worth, TX	3.0	2.0	1765	$2,090	$1.18	14d	1	0.99mi
3120 Middleview Rd Fort Worth, TX	3.0	2.5	1543	$1,899	$1.23	0d	1	1.04mi
2765 Mistwood Dr Fort Worth, TX	3.0	2.0	1474	$2,275	$1.54	45d	1	1.04mi
3104 Middleview Rd Fort Worth, TX	3.0	2.0	1540	$1,995	$1.30	26d	1	1.04mi
2757 Mistwood Dr Fort Worth, TX	4.0	2.0	1707	$2,375	$1.39	3d	1	1.05mi
11910 Intermont Ct Aledo, TX	3.0	2.0	1001	$1,650	$1.65	45d	1	1.05mi
2712 Mistwood Dr Fort Worth, TX	3.0	2.0	1474	$2,309	$1.57	45d	1	1.07mi
2712 Mistwood Dr Fort Worth, TX	3.0	2.0	1474	$2,295	$1.56	21d	1	1.07mi
9925 Amaryllis Ln Fort Worth, TX	3.0	2.0	1556	$2,195	$1.41	16d	1	1.07mi
2656 Mistwood Dr Fort Worth, TX	3.0	2.0	1260	$2,245	$1.78	3d	1	1.09mi
2745 Center Creek Ln Fort Worth, TX	3.0	2.0	1260	$2,225	$1.77	45d	1	1.11mi
3213 Westland Ave Fort Worth, TX	3.0	2.0	1509	$1,995	$1.32	45d	1	1.12mi
10140 Dalgreen Cir Fort Worth, TX	4.0	2.0	1660	$2,420	$1.46	8d	1	1.12mi
10136 Dalgreen Cir Fort Worth, TX	3.0–4.0	2.0–2.5	1575	$2,165	$1.37	0d	1	1.13mi
2716 River Knoll Ln Fort Worth, TX	3.0	2.0	1260	$2,099	$1.67	22d	1	1.13mi
2712 River Knoll Ln Fort Worth, TX	3.0	2.0	1260	$2,099	$1.67	16d	1	1.13mi
2708 River Knoll Ln Fort Worth, TX	4.0	2.0	1667	$2,365	$1.42	45d	1	1.13mi
2713 Center Creek Ln Fort Worth, TX	3.0	2.0	1464	$2,340	$1.60	7d	1	1.14mi
1144 Terrace View Dr Fort Worth, TX	3.0	2.0	1680	$1,975	$1.18	14d	1	1.15mi
10116 Dalgreen Cir Fort Worth, TX	4.0	2.0	1667	$2,420	$1.45	45d	1	1.17mi
2220 Barnwell Dr Fort Worth, TX	3.0	2.0	1463	$2,200	$1.50	12d	1	1.17mi
11100 Santana Dr Fort Worth, TX	3.0	2.0	1229	$2,340	$1.90	46d	1	1.38mi
2408 Edisto Beach Dr Fort Worth, TX	4.0	2.0	1773	$2,199	$1.24	7d	1	1.47mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 15 events

1. 2026-06-21
   days on market $294,990 Active 121 DOM
2. 2026-06-18
   days on market $294,990 Active 118 DOM
3. 2026-06-17
   days on market $294,990 Active 117 DOM
4. 2026-06-16
   days on market $294,990 Active 116 DOM
5. 2026-06-15
   days on market $294,990 Active 115 DOM
6. 2026-06-13
   days on market $294,990 Active 113 DOM
7. 2026-06-09
   days on market $294,990 Active 109 DOM
8. 2026-06-08
   days on market $294,990 Active 108 DOM
9. 2026-06-07
   days on market $294,990 Active 107 DOM
10. 2026-06-04
    days on market $294,990 Active 104 DOM
11. 2026-06-03
    days on market $294,990 Active 103 DOM
12. 2026-06-02
    days on market $294,990 Active 102 DOM
13. 2026-06-02
    days on market $294,990 Active 101 DOM
14. 2026-05-31
    days on market $294,990 Active 100 DOM
15. 2026-02-20
    listed $294,990 Active 1010-char remark

    Show marketing remark (1010 chars)

    MLS# 21185985 - Built by HistoryMaker Homes - Dec 2026 completion! ~ Discover the perfect blend of modern living and comfort in this stunning new construction single-family residence in the sought-after Palmilla Springs subdivision. This traditional-style home features 3 spacious primary bedrooms and 2 full bathrooms within a well-designed 1,341 square foot layout. The open floorplan showcases a contemporary kitchen with granite counters, a central island, and a convenient pantry, ideal for both daily living and entertaining. Built with attention to detail, the home boasts a slab foundation, composition roof, and stylish flooring that combines carpet and tile. Enjoy the landscaped interior lot equipped with a sprinkler system, enhancing outdoor appeal without the hassle of upkeep. Additional amenities include a 2-car garage and energy-efficient heating and cooling systems. Anticipated completion is set for December 9, 2026. Don't miss the chance to make this exceptional property your new home.

ⓘ 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: $1,287 · $107/mo
• Projected year-2 tax: $5,398 · $450/mo
• Expected delta: +$4,112/yr (+$343/mo · 319.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,722
• − Mortgage interest: −$16,524
• − Property taxes: −$1,287
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,058
• − Management: −$2,058
• − HOA: −$504
• − Depreciation: −$8,582
• Taxable loss: −$6,765
• Est. tax savings @ 24.0%: +$1,624
• After-tax cash flow: $115/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: Fort Worth ISD
• NCES district ID: 4819700
• Math proficiency: 18% ▼ -16.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $42,109
• Composite: 19.61/100
• National rank: #8753
• State rank: #742 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): 45,537
• Household income: $80,412
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 774.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 52% Hispanic / Latino 32% Two or more races 17% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 26% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 1% Romanian 1%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 21% Vietnamese 1% Tagalog/Filipino 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: ▼ -141.39%
• Current HPI: 294.2459
• Rent YoY: ▼ -0.18%
• 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

1 event — show timeline

• 2026-02-20 Listed $294,990 NTREIS

Property tax history

-2.5%/yr

Latest (2025): $1,287 · -2.5% YoY. Source: county tax records.