3524 W Biddison St · Fort Worth, TX 76109

$2,250

3 bd · 2.0 ba · 1,146 sqft · SingleFamily public records · 2 Days on market

Built 1946 0.30 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Fall in love with this precious three bedroom, two bath home, near TCU. Back room updated with new flooring. Kitchen comes with all appliances. Mosaic tile in kitchen. Full size washer and dryer hook ups. Over sized fenced backyard for your pleasure or for entertaining. Schools and shopping are within walking distance. Come take a look at this precious home, located right in the heart of Ft. Worth.

Key facts

• Updated flooring
• Mosaic tile
• Fenced backyard

Tags

• UPDATED FLOORING
• MOSAIC TILE
• FENCED BACKYARD

Property features AI

Finance

• Other: Restrictions: No livestock and other restrictions; Possession: Subject to lease
• Financial info: Loan type noted as 'Treat As Clear'; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking space; Attached garage (1-car) with 14' width and 16' length; Garage door opener; 2-car single door configuration
• Security: Burglar alarm; Security service; Security system
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; One story; Residential property; Subdivision: Foster Rev Bellaire Heights Add
• Construction: Built in 1946 (preowned); Brick and rock/stone exterior; Composition roof
• Exterior features: Chain link fenced yard; Fenced property; Lot under 0.5 acre (approximately 0.297 acres); Directions: One half mile south of Bellaire near TCU; north of the WestCliff Shopping Center

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Three bedrooms total; Primary bedroom on main level with walk-in closet; Second primary-style bedroom on main level with built-in cabinets and walk-in closet; Third bedroom on main level with walk-in closet
• Flooring: Stone flooring; Wood flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Cable TV available; One living area; One dining area; Total of 5 rooms
• Laundry & utility: Utilities: City water and city sewer

🏷️ Possibly a rental listed for sale. The $2,250 price doesn't fit this home's estimated sale value (~$389,640) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Cap rate 944.8% 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 rising fast (+4.7%/yr); 185 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); 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 $16 of loan paydown is wiped out by about $68 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.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $630 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,250

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 99.87% ✓
• Cap rate: 944.80%
• Cash-on-cash: 3351.81%
• DSCR: 150.14
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $389,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3717 Carolyn Rd	0.23mi	3/2.0	1,183 (+3%)	9mo	$319,000	$270	77
3607 Kell St	0.15mi	3/1.0	1,023 (-11%)	9mo	$275,000	$269	64
2713 Mission St	0.74mi	3/2.0	1,136 (-1%)	1mo	$339,000	$298	63
3418 Worth Hills Dr	0.32mi	2/1.0 (-1)	1,266 (+10%)	2mo	$449,000	$355	57
3541 Suffolk Dr	0.62mi	3/1.0	1,174 (+2%)	12mo	$399,000	$340	53
3458 Brady Ave	0.46mi	2/1.0 (-1)	1,046 (-9%)	4mo	$235,000	$225	52
3425 Cloer Dr	0.56mi	3/2.0	1,306 (+14%)	2mo	$480,000	$368	49
3116 Wabash Ave	0.58mi	2/1.0 (-1)	1,234 (+8%)	4mo	$575,000	$466	47
3229 Odessa Ave	0.44mi	3/1.0	1,315 (+15%)	12mo	$545,000	$414	41
4204 Winfield Ave	0.69mi	2/2.0 (-1)	1,246 (+9%)	16mo	$345,000	$277	35
3208 Cockrell Ave	0.64mi	2/1.0 (-1)	1,286 (+12%)	7mo	$375,000	$292	35
3225 Greene Ave	0.70mi	2/1.5 (-1)	1,293 (+13%)	8mo	$530,000	$410	32

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 · 4.67% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 184.47×
• Total profit: $115,584
• Equity at exit: $335

10-year hold

• IRR: —
• Equity multiple: 415.92×
• Total profit: $261,400
• Equity at exit: $195

Cash invested: $630 (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 76109

• Rents YoY: 4.7%
• Active inventory: 185
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,247 high
• Mortgage (P&I): −$12
• Tax est. 1.5%: −$3 /mo · $34/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $1,760

Break-even live

Break-even rent $20

Max offer price $2,250

Occupancy floor 17%

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: $562
• Closing costs: $68
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3559 Norfolk Rd Fort Worth, TX	2.0	1.0	1223	$2,100	$1.72	43d	1	0.27mi
3241 Odessa Ave Fort Worth, TX	2.0	1.5	1180	$2,600	$2.20	5d	1	0.41mi
3324 S University Dr Unit Down Fort Worth, TX	2.0	2.0	1312	$1,600	$1.22	5d	1	0.49mi
3205 Wabash Ave Fort Worth, TX	2.0	1.5	1050	$1,950	$1.86	43d	1	0.52mi
3417 S University Dr Unit A Fort Worth, TX	2.0	1.0	1059	$1,095	$1.03	5d	1	0.52mi
3417 S University Dr Unit D Fort Worth, TX	2.0	1.0	900	$1,235	$1.37	43d	1	0.52mi
3419 S University Dr Unit D Fort Worth, TX	2.0	1.0	900	$1,095	$1.22	17d	1	0.54mi
3211 Rogers Ave Fort Worth, TX	2.0	1.0	1015	$1,695	$1.67	15d	1	0.55mi
3301 S University Dr Unit C Fort Worth, TX	2.0	1.0	800	$1,500	$1.88	24d	1	0.55mi
3259 S University Dr Unit A Fort Worth, TX	3.0	3.0	1490	$2,495	$1.67	43d	1	0.56mi
3208 S University Dr Unit The Carter 204B Fort Worth, TX	3.0	2.0	1099	$3,600	$3.28	18d	1	0.58mi
3208 S University Dr Unit The Carter 306B Fort Worth, TX	4.0	2.0	1385	$4,800	$3.47	18d	1	0.58mi
3208 S University Dr Unit The Carter 106B Fort Worth, TX	3.0	2.0	1121	$3,600	$3.21	6d	1	0.58mi
3232 Cockrell Ave Fort Worth, TX	2.0	1.0	1128	$2,100	$1.86	43d	1	0.61mi
3245 Cockrell Ave Fort Worth, TX	2.0	1.0	1402	$2,500	$1.78	43d	1	0.62mi
3136 Cockrell Ave Unit 102 Fort Worth, TX	3.0	3.0	1376	$3,900	$2.83	5d	1	0.68mi
2809 South Hills Ave Fort Worth, TX	3.0	2.0	1203	$1,650	$1.37	18d	1	0.71mi
2809 South Hills Ave Fort Worth, TX	3.0	2.0	1203	$1,650	$1.37	43d	1	0.71mi
4129 Winfield Ave Fort Worth, TX	3.0	2.0	1465	$2,580	$1.76	3d	1	0.73mi
4228 Winfield Ave Fort Worth, TX	4.0	2.0	1486	$3,500	$2.36	18d	1	0.74mi
3145 Waits Ave #302 Fort Worth, TX	3.0	3.0	1245	$3,000	$2.41	24d	1	0.79mi
4152 Anita Ave Fort Worth, TX	2.0	1.0	1112	$1,995	$1.79	18d	1	0.81mi
2720 W Devitt St Fort Worth, TX	2.0	2.0	740	$2,750	$3.72	18d	1	0.83mi
3241 Sandage Ave Fort Worth, TX	3.0	2.0	1115	$3,000	$2.69	18d	1	0.90mi
2505 Benbrook Blvd Unit 503 Fort Worth, TX	3.0	3.0	1367	$2,495	$1.83	43d	1	0.91mi
4317 Clay Ave Fort Worth, TX	3.0	1.0	1240	$1,995	$1.61	24d	1	0.95mi
4256 Standish Rd Fort Worth, TX	3.0	2.0	1392	$1,650	$1.19	24d	1	0.98mi
4343 Bellaire Dr S Unit 137 Fort Worth, TX	2.0	1.5	1077	$1,895	$1.76	43d	1	1.03mi
4347 Bellaire Dr S Unit 132S Fort Worth, TX	2.0	1.5	1077	$2,000	$1.86	43d	1	1.04mi
2565 Rogers Ave Fort Worth, TX	2.0	1.0	1425	$1,795	$1.26	24d	1	1.12mi
4409 Bellaire Dr S Fort Worth, TX	2.0	2.0	1149	$2,100	$1.83	43d	1	1.12mi
4409 Bellaire Dr S Unit 113 Fort Worth, TX	2.0	1.5	1149	$2,025	$1.76	43d	1	1.12mi
4113 McCart Ave Fort Worth, TX	2.0	1.0	807	$1,375	$1.70	43d	1	1.21mi
2450 Oak Hill Cir Fort Worth, TX	1.0–4.0	1.0–2.5	1120	$2,563	$2.29	1d	80	1.24mi
2500 S University Dr Fort Worth, TX	2.0	2.5	1411	$2,200	$1.56	43d	1	1.27mi
2714 McCart Ave Unit 2712 Fort Worth, TX	2.0	2.0	1045	$1,800	$1.72	15d	1	1.29mi
2200 W Lowden St Unit 18 Fort Worth, TX	2.0	1.0	873	$1,410	$1.62	24d	1	1.30mi
2708 McCart Ave Unit 2710 Fort Worth, TX	2.0	2.0	1045	$1,900	$1.82	15d	1	1.30mi
2708 McCart Ave Fort Worth, TX	2.0	2.0	1045	$2,300	$2.20	18d	1	1.30mi
2200 W Lowden St Fort Worth, TX	1.0–2.0	1.0	782	$1,410	$1.80	15d	6	1.30mi

Listing history 3 events

1. 2026-06-17
   days on market $2,250 Active 2 DOM
2. 2026-06-15
   remarks 401-char remark
3. 2026-06-15
   listed $2,250 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $26,966
• − Mortgage interest: −$126
• − Property taxes: −$34
• − Insurance: −$11
• − Repairs & maintenance: −$2,157
• − Management: −$2,157
• − Depreciation: −$65
• Taxable income: $22,415
• Est. tax owed @ 24.0%: −$5,380
• After-tax cash flow: $15,737/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): 26,006
• Household income: $100,507
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 1281.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 11% Two or more races 7% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 5% Italian 3% Lithuanian 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 85% English-only · Spanish 7% Other Indo-European 2% Arabic 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: ▼ -505.62%
• Current HPI: 296.162
• Rent YoY: ▲ 4.67%
• 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

+12.5% since first listed

5 events — show timeline

• 2026-06-02 Listed $2,250 NTREIS
• 2025-02-18 Rental Removed $2,000 NTREIS
• 2024-02-07 Listed for Rent $2,000 NTREIS
• 2024-02-06 Rental Removed $2,000 NTREIS
• 2024-02-05 Listed for Rent $2,000 NTREIS

Property tax history

+3.8%/yr

Latest (2025): $6,920 · -24.6% YoY. Source: county tax records.