1241 E Powell Ave · Fort Worth, TX 76104

$50,000

2 bd · 1.0 ba · 532 sqft · SingleFamily public records · 2 Days on market

Built 1954 6,360 sqft lot Est $50k · 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 +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Home needs remodeling.

Key facts

• 6,360 sq ft lot
• Built 1954
• Listed 2 days

Property features AI

Finance

• Other: Property located in Tarrant County, subdivision: Vickery Southeast Add
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking
• Utilities: City water; City sewer; All-weather road
• Home design: Single family residence; One story; Residential property
• Construction: Built in 1954
• Exterior features: Lot less than 0.5 acre (approximately 0.146 acres); All-weather road access; City water and city sewer

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms (Primary bedroom on main level)
• Bathrooms: 1 full bathroom
• Interior features: Cable TV available; One living area; One dining area; Total room count: 2
• Laundry & utility: No specific laundry or utility features listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 23.6% 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: Carroll Peak El (math 17% / reading 17%, grade F, #3,836 of 4,322 statewide, top 91%, 459 students, 97% FRL) — zoned schools average 97% FRL vs 73% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 172 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $346 of loan paydown is wiped out by about $2k 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 + 0.1% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.74% ✓
• Cap rate: 23.59%
• Cash-on-cash: 61.79%
• DSCR: 3.75
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $50,008
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1241 E Powell Ave	0.00mi	2/1.0	532 (0%)	1mo	$50,000	$94	100

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 · 0.05% rent growth · sell at horizon

5-year hold

• IRR: 50.8%
• Equity multiple: 3.12×
• Total profit: $29,705
• Equity at exit: $7,455

10-year hold

• IRR: 55.0%
• Equity multiple: 5.61×
• Total profit: $64,565
• Equity at exit: $4,323

Cash invested: $14,000 (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 76104

• Home prices YoY: -11.6%
• Rents YoY: 0.1%
• Active inventory: 172
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,368 high
• Mortgage (P&I): −$262
• Tax from tax record: −$77 /mo · $923/yr
• Insurance: −$21
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $654

Break-even live

Break-even rent $540

Max offer price $50,000

Occupancy floor 47%

Sensitivity live

Price	-10% $683	-5% $669	+0% $654	+5% $640	+10% $626
Rent	-10% $546	-5% $600	+0% $654	+5% $708	+10% $763
Rate	-1.0pp $680	-0.5pp $667	base $654	+0.5pp $641	+1.0pp $628

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1216 E Powell Ave Fort Worth, TX	3.0	1.0	674	$1,375	$2.04	7d	1	0.04mi
2900 South Fwy Fort Worth, TX	1.0–2.0	1.0	635	$1,200	$1.89	4d	15	0.91mi
2101 E Rosedale St Unit 200 Fort Worth, TX	1.0	1.0	602	$1,520	$2.52	7d	1	1.08mi
2101 E Rosedale St Unit 308 Fort Worth, TX	1.0	1.0	502	$1,316	$2.62	44d	1	1.08mi
2101 E Rosedale St Unit 302 Fort Worth, TX	1.0	1.0	502	$1,290	$2.57	44d	1	1.09mi
2101 E Rosedale St Unit 210 Fort Worth, TX	1.0	1.0	700	$1,499	$2.14	44d	1	1.09mi
2645 Canberra Ct Fort Worth, TX	2.0	1.0	750	$1,150	$1.53	44d	1	1.16mi
1910 Grainger St Fort Worth, TX	1.0	1.0	606	$975	$1.61	44d	1	1.20mi
1908 Grainger St Fort Worth, TX	1.0	1.0	606	$975	$1.61	18d	1	1.20mi
2701 Hemphill St Fort Worth, TX	1.0	1.0	700	$1,150	$1.64	44d	1	1.25mi
315 W Magnolia Ave Fort Worth, TX	2.0	1.0–2.0	827	$2,118	$2.56	3d	40	1.29mi
2100 E Vickery Blvd Unit 146 Fort Worth, TX	1.0	1.0	682	$1,495	$2.19	19d	1	1.33mi
800 W Capps St Unit 2 Fort Worth, TX	1.0	1.0	500	$1,040	$2.08	25d	1	1.34mi
2509 Spiller St Fort Worth, TX	2.0	2.0	720	$1,300	$1.81	15d	1	1.39mi
2509 Spiller St Fort Worth, TX	2.0	1.0	720	$1,400	$1.94	44d	1	1.39mi
2901 Travis Ave Fort Worth, TX	1.0–2.0	1.0–2.0	975	$1,340	$1.37	25d	5	1.43mi
1431 Lipscomb St Unit 3 Fort Worth, TX	1.0	1.0	750	$1,395	$1.86	44d	1	1.44mi
501 W Rosedale St Fort Worth, TX	1.0–2.0	1.0–2.0	795	$1,990	$2.50	3d	19	1.45mi
1015 S Jennings Ave Fort Worth, TX	1.0	1.0	671	$1,025	$1.53	13d	1	1.48mi

Listing history 2 events

1. 2026-05-14
   status Pending
2. 2026-05-12
   listed $50,000 Active

ⓘ 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: $923 · $77/mo
• Projected year-2 tax: $923 · $77/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 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $16,418
• − Mortgage interest: −$2,801
• − Property taxes: −$923
• − Insurance: −$1,048
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$1,455
• Taxable income: $7,565
• Est. tax owed @ 24.0%: −$1,816
• After-tax cash flow: $6,038/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): 20,443
• Household income: $61,658
• Rent vs Own: 63.1% rent · 36.9% own
• Severe rent burden: 1060.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 45% Black 28% White 21% Two or more races 17% Asian 2%
• Hispanic origin (detail): Mexican 41% Cuban 1%
• Common ancestry: Lithuanian 1% Italian 1% Arab 1%
• Foreign-born: 21% · Canada, Vietnam, Philippines
• Languages at home: 58% English-only · Spanish 37% Arabic 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: ▼ -36.10%
• Current HPI: 276.383
• Rent YoY: ▬ 0.05%
• 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

2 events — show timeline

• 2026-05-14 Pending — NTREIS
• 2026-05-12 Listed $50,000 NTREIS

Property tax history

+8.7%/yr

Latest (2025): $923 · -2.4% YoY. Source: county tax records.