3020 Willing Ave · Fort Worth, TX 76110

$250,000

3 bd · 1.0 ba · 1,439 sqft · MultiFamily public records · 6 Days on market

Built 1928 6,273 sqft lot Est $258k · at est.

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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 +8.8/15.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Located in an established Fort Worth neighborhood, this 1929-built property (converted to a duplex in the 1950s) sits on a 6,229 sq ft lot and offers multiple structures with flexible use potential. The main home has been divided into a duplex with a 2 bed 1 bath floor plan on one side and a 1 bed 1 bath floorplan on the other side with original hardwood floors ready for restoration. A detached back structure includes a studio style apartment, a 1 bedroom apartment and a garage- offering a variety of potential configurations for extended living or rental use. Separate utility setups reported by seller (buyer to verify) Recent Improvements: Foundation repair completed April 2022 (45 pier

Key facts

• Multiple structures
• Foundation repair
• 6,273 sq ft lot

Tags

• MULTIPLE STRUCTURES
• FLEXIBLE USE POTENTIAL
• ORIGINAL HARDWOOD FLOORS
• DETACHED BACK STRUCTURE
• STUDIO STYLE APARTMENT
• FOUNDATION REPAIR

Property features AI

Finance

• Other: Property is listed for sale (pending status); Listing broker: Modtown Realty
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking for 1 vehicle; Driveway and on-street parking available; Attached garage with space for 1 car (approx. 20' wide x 10' long)
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Built in 1928; One story
• Construction: Original construction year: 1928
• Exterior features: Lot under 0.5 acre (approximately 0.144 acres); Subdivision: Ryan South John C Add

Interior

• Kitchen: Dishwasher; Gas range
• Bedrooms: Four bedrooms total; Primary bedroom on the main level (approx. 10 x 15)
• Bathrooms: Four full bathrooms
• Interior features: One-level layout; Multiple living and dining areas (4 living areas, 3 dining areas); Room count includes primary bedroom and living room
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Cap rate 12.2% 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: Daggett El (math 17% / reading 20%, grade F, #3,759 of 4,322 statewide, top 88%, 544 students, 84% FRL).
• Market conditions: Rents flat; 150 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); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• At $3,746/mo this rent would consume 64% of the median local household income ($70k/yr) (locally 1471% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $70k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $250,000

Questions for the listing agent

1. Built in 1928 — 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. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.50% ✓
• Cap rate: 12.18%
• Cash-on-cash: 21.03%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $257,581
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1241 Lowe St	0.30mi	4/2.0 (+1)	1,512 (+5%)	12mo	$270,000	$179	59

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 · 0.7% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.42×
• Total profit: $29,205
• Equity at exit: $37,276

10-year hold

• IRR: 18.0%
• Equity multiple: 2.33×
• Total profit: $93,071
• Equity at exit: $21,615

Cash invested: $70,000 (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 76110

• Rents YoY: 0.7%
• Active inventory: 150
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $3,746 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$317 /mo · $3,809/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$787
• Net cashflow: $1,227

Break-even live

Break-even rent $2,193

Max offer price $250,000

Occupancy floor 62%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,349
▸ 2× units	1	1	$2,396
Total (3 units)			$3,746

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3024 8th Ave Fort Worth, TX	3.0	1.0	1048	$1,699	$1.62	24d	1	0.12mi
2911 Ryan Ave Fort Worth, TX	3.0	2.0	1790	$1,750	$0.98	6d	1	0.15mi
1246 Lowe St Fort Worth, TX	3.0	2.5	1752	$1,895	$1.08	15d	1	0.27mi
2901 Stanley Ave Fort Worth, TX	2.0	1.0–2.0	829	$2,000	$2.41	3d	4	0.28mi
2812 Ryan Place Dr Fort Worth, TX	2.0	1.0	1234	$2,795	$2.26	17d	1	0.34mi
3303 8th Ave Fort Worth, TX	3.0	2.0	1348	$2,000	$1.48	24d	1	0.35mi
2816 Gordon Ave Fort Worth, TX	3.0	3.0	1570	$3,000	$1.91	6d	1	0.44mi
3411 8th Ave Fort Worth, TX	3.0	2.0	1280	$1,700	$1.33	5d	1	0.49mi
2821 Frazier Ave Unit 2823 Fort Worth, TX	3.0	2.0	1200	$1,600	$1.33	18d	1	0.51mi
2932 Travis Ave Unit 2932 Fort Worth, TX	3.0	2.0	1600	$1,700	$1.06	20d	1	0.52mi
2532 Ryan Ave Fort Worth, TX	3.0	2.0	1416	$2,100	$1.48	43d	1	0.52mi
2717 Townsend Dr Fort Worth, TX	2.0	1.5	1024	$1,700	$1.66	24d	1	0.53mi
2901 Travis Ave Fort Worth, TX	1.0–2.0	1.0–2.0	975	$1,340	$1.37	24d	5	0.57mi
3437 Stanley Ave Fort Worth, TX	2.0	1.0	1000	$1,500	$1.50	43d	1	0.58mi
3136 Wayside Ave Fort Worth, TX	3.0	2.5	1875	$3,000	$1.60	6d	1	0.58mi
2803 Wayside Ave Fort Worth, TX	3.0	2.0	1190	$1,700	$1.43	24d	1	0.59mi
2712 Frazier Ave Fort Worth, TX	3.0	2.0	1099	$2,625	$2.39	18d	1	0.60mi
3201 Forest Park Blvd Fort Worth, TX	4.0	4.0	1772	$3,750	$2.12	18d	1	0.62mi
2837 Hemphill St Unit 202 Fort Worth, TX	2.0	2.0	1297	$1,800	$1.39	20d	1	0.66mi
2837 Hemphill St Unit 203 Fort Worth, TX	2.0	2.0	1297	$1,875	$1.45	20d	1	0.66mi
2725 Forest Park Blvd Unit 2725 Fort Worth, TX	2.0	1.0	1000	$1,400	$1.40	43d	1	0.66mi
3445 Frazier Ave Fort Worth, TX	3.0	2.5	1540	$2,200	$1.43	43d	1	0.69mi
3500 College Ave Fort Worth, TX	3.0	1.0	1012	$1,650	$1.63	43d	1	0.70mi
2633 Forest Park Blvd Fort Worth, TX	2.0	1.0	900	$1,695	$1.88	24d	1	0.71mi
2633 Forest Park Blvd Fort Worth, TX	2.0	1.0	900	$1,725	$1.92	3d	1	0.71mi
2001 Park Hill Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1024	$2,459	$2.40	2d	50	0.71mi
3329 Hemphill St Fort Worth, TX	3.0	2.0	1425	$2,950	$2.07	43d	1	0.74mi
2714 McCart Ave Unit 2712 Fort Worth, TX	2.0	2.0	1045	$1,800	$1.72	15d	1	0.76mi
2708 McCart Ave Fort Worth, TX	2.0	2.0	1045	$2,300	$2.20	18d	1	0.76mi
2708 McCart Ave Unit 2710 Fort Worth, TX	2.0	2.0	1045	$1,900	$1.82	15d	1	0.76mi
2205 Park Hill Dr Fort Worth, TX	2.0	2.0	1368	$1,950	$1.43	43d	1	0.77mi
2505 Benbrook Blvd Unit 503 Fort Worth, TX	3.0	3.0	1367	$2,495	$1.83	43d	1	0.77mi
3241 Sandage Ave Fort Worth, TX	3.0	2.0	1115	$3,000	$2.69	18d	1	0.77mi
2509 Benbrook Blvd Unit 902 Fort Worth, TX	3.0	3.0	1756	$2,595	$1.48	43d	1	0.78mi
2521 Forest Park Blvd Fort Worth, TX	2.0	1.0	1028	$2,150	$2.09	6d	1	0.80mi
2521 Benbrook Blvd Fort Worth, TX	3.0	3.0	1849	$4,000	$2.16	4d	1	0.81mi
3217 Lubbock Ave Unit B Fort Worth, TX	3.0	3.0	1856	$3,150	$1.70	18d	1	0.87mi
3128 Lubbock Ave Fort Worth, TX	4.0	4.0	1800	$3,500	$1.94	6d	1	0.87mi
3145 Waits Ave #302 Fort Worth, TX	3.0	3.0	1245	$3,000	$2.41	24d	1	0.89mi
3229 Waits Ave Fort Worth, TX	4.0	3.0	1830	$3,900	$2.13	43d	1	0.92mi

Listing history 3 events

1. 2026-04-29
   status Pending
2. 2026-04-21
   listed $250,000 Active
3. 2026-03-30
   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: $3,809 · $317/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$766/yr (+$64/mo · 20.1%)

ⓘ 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,952
• − Mortgage interest: −$14,004
• − Property taxes: −$3,809
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,596
• − Management: −$3,596
• − Depreciation: −$7,273
• Taxable income: $11,424
• Est. tax owed @ 24.0%: −$2,742
• After-tax cash flow: $11,979/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): 33,441
• Household income: $69,790
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 1471.0

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 (63%)
• Race & ethnicity: Hispanic / Latino 63% White 30% Two or more races 24% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 57%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 26% · Canada, China
• Languages at home: 45% English-only · Spanish 52% Other Asian/Pacific 1% Other Indo-European 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: ▼ -194.46%
• Current HPI: 274.8888
• Rent YoY: ▲ 0.70%
• 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

3 events — show timeline

• 2026-04-29 Pending — NTREIS
• 2026-04-21 Listed $250,000 NTREIS
• 2026-03-30 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $3,809 · -2.4% YoY. Source: county tax records.