2800 W Bewick St · Fort Worth, TX 76109

$195,000

3 bd · 1.0 ba · 2,869 sqft · SingleFamily public records · 87 Days on market

Built 1947 7,013 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Great remodeled home! Refinished Hardwood Floors throughout. New Central heat & air installed August 2010. Buyer to verify all schools and measurements. Property is close to TCU. Charming house granite kitchen counter tops, and large backyard. Located within walking distance to TCU, Bluebonnet Circle, grocery stores and several restaurants, salons and other local hot spots.

Key facts

• 7,013 sq ft lot
• Garage
• Built 1947

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $974 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $195k).
• Recommended offer: $183k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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.
• 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.
• Zoned schools: Westcliff El (math 39% / reading 50%, grade F, #1,155 of 4,322 statewide, top 29%, 560 students, 79% FRL); Mclean Middle (math 33% / reading 49%, grade F, #613 of 1,662 statewide, top 38%, 948 students, 63% FRL); Paschal H S (math 33% / reading 29%, grade F, #1,077 of 1,632 statewide, top 66%, 2,141 students, 64% FRL) — zoned schools at 69% FRL track the district average.
• Zoned-school proficiency averages 39% at this address vs 23% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Fort Worth ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.7%/yr); 185 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $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.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $55k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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: property tax is 4.6% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
9. 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.
10. 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: 1.83% ✓
• Cap rate: 12.28%
• Cash-on-cash: 21.40%
• DSCR: 1.95
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $774,630
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3412 Cockrell Ave	0.17mi	4/3.0 (+1)	3,178 (+11%)	19mo	$859,000	$270	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 · 4.67% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 1.68×
• Total profit: $36,873
• Equity at exit: $29,075

10-year hold

• IRR: 26.4%
• Equity multiple: 3.55×
• Total profit: $139,346
• Equity at exit: $16,860

Cash invested: $54,600 (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: 4.5×

Monthly cashflow live

• Estimated rent: $3,574 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$746 /mo · $8,958/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$751
• Net cashflow: $974

Break-even live

Break-even rent $2,342

Max offer price $195,000

Occupancy floor 68%

Sensitivity live

Price	-10% $1,611	-5% $1,029	+0% $974	+5% $918	+10% $863
Rent	-10% $691	-5% $832	+0% $974	+5% $1,115	+10% $1,256
Rate	-1.0pp $1,072	-0.5pp $1,023	base $974	+0.5pp $923	+1.0pp $872

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2804 W Biddison St Fort Worth, TX	4.0	3.0	2200	$4,250	$1.93	15d	1	0.05mi
3517 Mission St Fort Worth, TX	4.0	4.5	2760	$5,200	$1.88	4d	1	0.16mi
3240 Sandage Ave Fort Worth, TX	4.0	4.0	2200	$3,900	$1.77	15d	1	0.22mi
2933 South Hills Ave Fort Worth, TX	4.0	3.0	2301	$3,500	$1.52	19d	1	0.28mi
3144 Cockrell Ave Fort Worth, TX	3.0	3.0	2210	$2,550	$1.15	4d	1	0.34mi
3704 Jeanette Dr Fort Worth, TX	4.0	3.0	2148	$2,900	$1.35	15d	1	0.40mi
3557 Winston Rd Fort Worth, TX	4.0	2.0	2184	$3,095	$1.42	44d	1	0.54mi
3817 Winfield Ave Unit 2026 2027 Fort Worth, TX	4.0	4.0	2283	$2,995	$1.31	19d	1	0.57mi
3518 Westcliff Rd S Fort Worth, TX	4.0	4.0	2539	$4,000	$1.58	12d	1	0.64mi
2813 Parmer Ave Unit 103 Fort Worth, TX	3.0	2.5	2405	$4,200	$1.75	20d	1	0.76mi
2800 Lubbock Ave Unit 102 Fort Worth, TX	3.0	2.5	2405	$4,200	$1.75	22d	1	0.76mi
2800 Sandage Ave Apt 203 Fort Worth, TX	3.0	3.0	1931	$3,300	$1.71	7d	1	0.76mi
2714 McCart Ave Fort Worth, TX	4.0	4.0	2090	$4,800	$2.30	19d	1	0.87mi
3201 Ryan Ave Fort Worth, TX	4.0	2.0	2000	$2,100	$1.05	44d	1	0.88mi
2828 Livingston Ave Fort Worth, TX	4.0	2.5	2208	$3,700	$1.68	44d	1	0.90mi
2625 S University Dr Fort Worth, TX	4.0	2.5	1964	$2,695	$1.37	2d	1	0.90mi
2606 Cockrell Ave Fort Worth, TX	3.0	2.0	2142	$4,000	$1.87	44d	1	0.94mi
3529 Plymouth Ave Fort Worth, TX	4.0	2.0	2380	$2,640	$1.11	44d	1	0.94mi
3504 Corto Ave Fort Worth, TX	4.0	3.0	2409	$5,000	$2.08	19d	1	0.96mi
2828 Addison Park Ln Fort Worth, TX	3.0	3.5	1936	$2,495	$1.29	21d	1	0.97mi
3727 W Biddison St Fort Worth, TX	4.0	3.0	2503	$5,000	$2.00	19d	1	0.97mi
3511 Corto Ave Fort Worth, TX	3.0	2.0	2036	$3,800	$1.87	4d	1	0.99mi
2641 Boyd Ave Fort Worth, TX	4.0	3.0	2023	$4,500	$2.22	15d	1	1.01mi
2600 Townsend Dr Fort Worth, TX	4.0	3.0	2300	$4,000	$1.74	19d	1	1.08mi
2516 Shirley Ave Fort Worth, TX	4.0	3.0	2860	$4,500	$1.57	44d	1	1.16mi
3225 S Adams St Fort Worth, TX	4.0	2.0	1948	$2,395	$1.23	25d	1	1.21mi
2311 Warner Rd Fort Worth, TX	3.0	2.0	2114	$3,750	$1.77	7d	1	1.37mi
2311 Warner Rd Fort Worth, TX	3.0	2.0	2114	$3,750	$1.77	19d	1	1.37mi

Listing history 23 events

1. 2022-03-02
   status Pending
2. 2021-09-10
   soldstatus
3. 2021-09-03
   soldstatus
4. 2020-10-27
   soldstatus
5. 2020-10-12
   status Pending
6. 2020-07-16
   listed $195,000 Active
7. 2019-08-15
   soldstatus
8. 2019-05-29
   historical
9. 2019-02-19
   listed $195,000 Active
10. 2018-03-29
    historical
11. 2018-03-13
    price $199,000
12. 2018-03-07
    listed $209,000 Active
13. 2015-02-26
    soldstatus
14. 2013-03-20
    soldstatus Closed
15. 2013-03-06
    historical Active Option Contract
16. 2013-02-07
    listed $114,000 Active
17. 2010-07-19
    soldstatus
18. 2010-07-15
    soldstatus
19. 2010-07-01
    historical
20. 2010-06-02
    listed $74,900
21. 2004-02-18
    soldstatus
22. 1996-03-30
    soldstatus
23. 1992-01-16
    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: $8,958 · $746/mo
• Projected year-2 tax: $8,958 · $746/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $42,894
• − Mortgage interest: −$10,923
• − Property taxes: −$8,958
• − Insurance: −$975
• − Repairs & maintenance: −$3,431
• − Management: −$3,431
• − Depreciation: −$5,673
• Taxable income: $9,502
• Est. tax owed @ 24.0%: −$2,281
• After-tax cash flow: $9,402/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

+160.3% since first listed

23 events — show timeline

• 2022-03-02 Pending — NTREIS
• 2021-09-10 Sold (Public Records) — Public Records
• 2021-09-03 Sold (Public Records) — Public Records
• 2020-10-27 Sold (Public Records) — Public Records
• 2020-10-12 Pending — NTREIS
• 2020-07-16 Listed $195,000 NTREIS
• 2019-08-15 Sold (Public Records) — Public Records
• 2019-05-29 Listing Removed — NTREIS
• 2019-02-19 Listed $195,000 NTREIS
• 2018-03-29 Listing Removed — NTREIS
• 2018-03-13 Price Changed $199,000 NTREIS
• 2018-03-07 Listed $209,000 NTREIS
• 2015-02-26 Sold (Public Records) — Public Records
• 2013-03-20 Sold (MLS) — NTREIS
• 2013-03-06 Contingent — NTREIS
• 2013-02-07 Listed $114,000 NTREIS
• 2010-07-19 Sold (Public Records) — Public Records
• 2010-07-15 Sold (MLS) — NTREIS
• 2010-07-01 Listing Removed — NTREIS
• 2010-06-02 Listed $74,900 NTREIS
• 2004-02-18 Sold (Public Records) — Public Records
• 1996-03-30 Sold (Public Records) — Public Records
• 1992-01-16 Sold (Public Records) — Public Records

Property tax history

+9.9%/yr

Latest (2025): $8,958 · -24.7% YoY. Source: county tax records.