2916 Travis Ave · Fort Worth, TX 76110

$289,000

3 bd · 2.0 ba · 2,124 sqft · SingleFamily public records · 19 Days on market

Built 1927 7,492 sqft lot ↓ 24% since listing

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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 +15.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Updated 4-bedroom, 2.5-bath home in Fort Worth with over 2,100 sq ft, conveniently located near TCU, Magnolia Ave, and major highways. Recent improvements include a new HVAC system, updated electrical and plumbing, and a new water heater. The remodeled kitchen features new cabinets, countertops, and modern finishes. Additional updates include new flooring throughout and fresh interior and exterior paint. Spacious layout with large living areas, generous bedrooms, and plenty of natural light. Situated on a large lot with mature trees, this move-in ready home combines modern updates with a convenient location.

Key facts

• Updated electrical
• Remodeled kitchen
• New water heater

Tags

• NEW HVAC SYSTEM
• UPDATED ELECTRICAL
• UPDATED PLUMBING
• NEW WATER HEATER
• REMODELED KITCHEN
• NEW CABINETS

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, FHA, and VA financing; Possession at closing/funding
• HOA & community: No association

Exterior

• Parking: Driveway parking; On-street parking; No garage or carport spaces
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Two-story layout; Built in 1927
• Construction: Brick construction; Year built: 1927
• Exterior features: Wood fencing; Lot less than 0.5 acre (approx. 0.172 acres); Subdivision: South Hemphill Heights Add

Interior

• Kitchen: Granite counters; Pantry; Electric water heater
• Bedrooms: Primary bedroom on main level with ensuite bath, dual sinks and walk-in closet; Two bedrooms on second level (one with walk-in closet); Additional main-level bedroom
• Bathrooms: Two full bathrooms; One half bath
• Heating & cooling: Central heat; Electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Open floorplan; Pantry; Granite counters; High-speed internet available; One living area; One dining area; Total of 12 rooms; Two levels
• Laundry & utility: Utility room; Full-size washer/dryer area; Washer hookup; Separate utility room (10 x 5)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (12.4% below list).
• Recommended offer: $253k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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; 153 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 44% of the median local income ($70k/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 19 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 1927 — 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 $253,066 (12.4% below list)

Questions for the listing agent

1. Built in 1927 — 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: 0.88% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $579,852
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2946 Lipscomb St	0.10mi	3/2.0	2,086 (-2%)	3mo	$279,000	$134	90
2620 Ryan Ave	0.65mi	3/2.0	2,116 (-0%)	1mo	$570,000	$269	68
2837 College Ave	0.14mi	3/2.5	1,911 (-10%)	8mo	$529,000	$277	68
2511 Lipscomb St	0.43mi	4/3.5 (+1)	2,072 (-2%)	3mo	$398,000	$192	62
2925 5th Ave	0.33mi	4/3.0 (+1)	1,992 (-6%)	8mo	$575,000	$289	59
3033 6th Ave	0.44mi	3/2.0	1,886 (-11%)	3mo	$515,000	$273	59
3020 Willing Ave	0.53mi	4/4.0 (+1)	2,212 (+4%)	1mo	$250,000	$113	55
2912 6th Ave	0.44mi	3/3.0	2,400 (+13%)	0mo	$725,000	$302	53
2913 Willing Ave	0.48mi	4/3.0 (+1)	1,887 (-11%)	11mo	$599,000	$317	41
2802 Addison Park Ln	0.74mi	3/3.5	1,937 (-9%)	6mo	$399,900	$206	40
3004 Ryan Ave	0.58mi	3/2.5	2,441 (+15%)	12mo	$699,900	$287	36
2900 8th Ave	0.64mi	4/3.5 (+1)	2,388 (+12%)	3mo	$499,900	$209	36

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: -15.5%
• Equity multiple: 0.46×
• Total profit: $-43,676
• Equity at exit: $43,091

10-year hold

• IRR: -11.2%
• Equity multiple: 0.39×
• Total profit: $-49,162
• Equity at exit: $24,987

Cash invested: $80,920 (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: 153
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,531 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$223 /mo · $2,677/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $140

Break-even live

Break-even rent $2,353

Max offer price $289,000

Occupancy floor 89%

Sensitivity live

Price	-10% $304	-5% $222	+0% $140	+5% $58	+10% $-23
Rent	-10% $-60	-5% $40	+0% $140	+5% $240	+10% $340
Rate	-1.0pp $286	-0.5pp $214	base $140	+0.5pp $65	+1.0pp $-11

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2932 Travis Ave Unit 2932 Fort Worth, TX	3.0	2.0	1600	$1,700	$1.06	22d	1	0.05mi
3000 S Jennings St Fort Worth, TX	4.0	3.0	2270	$2,050	$0.90	6d	1	0.17mi
3225 S Adams St Fort Worth, TX	4.0	2.0	1948	$2,395	$1.23	26d	1	0.45mi
1246 Lowe St Fort Worth, TX	3.0	2.5	1752	$1,895	$1.08	16d	1	0.52mi
2341 Alston Ave Fort Worth, TX	4.0	3.0	2343	$4,245	$1.81	45d	1	0.54mi
3329 Hemphill St Fort Worth, TX	3.0	2.0	1425	$2,950	$2.07	45d	1	0.55mi
2911 Ryan Ave Fort Worth, TX	3.0	2.0	1790	$1,750	$0.98	8d	1	0.56mi
2701 Stuart Dr Fort Worth, TX	3.0	3.0	2104	$1,800	$0.86	45d	1	0.59mi
3201 Ryan Ave Fort Worth, TX	4.0	2.0	2000	$2,100	$1.05	45d	1	0.66mi
2532 Ryan Ave Fort Worth, TX	3.0	2.0	1416	$2,100	$1.48	45d	1	0.69mi
2828 Addison Park Ln Fort Worth, TX	3.0	3.5	1936	$2,495	$1.29	22d	1	0.74mi
2807 Stanley Ave Fort Worth, TX	3.0	2.5	1906	$2,395	$1.26	26d	1	0.76mi
1741 W Cantey St Fort Worth, TX	3.0	3.5	1882	$2,400	$1.28	5d	1	0.77mi
2828 Livingston Ave Fort Worth, TX	4.0	2.5	2208	$3,500	$1.59	0d	1	0.84mi
2200 6th Ave Fort Worth, TX	3.0	3.0	1552	$2,650	$1.71	45d	1	0.89mi
2816 Gordon Ave Fort Worth, TX	3.0	3.0	1570	$3,000	$1.91	8d	1	0.90mi
2101 Fairmount Ave Fort Worth, TX	3.0	2.5	1516	$3,200	$2.11	4d	1	0.98mi
1920 Saint Louis Ave Fort Worth, TX	4.0	3.0	1484	$1,745	$1.18	45d	1	0.98mi
642 E Harvey Ave Fort Worth, TX	4.0	2.0	1755	$2,099	$1.20	45d	1	1.00mi
1909 May St Unit 1909 Fort Worth, TX	4.0	2.5	2968	$1,600	$0.54	45d	1	1.01mi
2311 Warner Rd Fort Worth, TX	3.0	2.0	2114	$3,750	$1.77	8d	1	1.01mi
2311 Warner Rd Fort Worth, TX	3.0	2.0	2114	$3,750	$1.77	20d	1	1.01mi
2600 Townsend Dr Fort Worth, TX	4.0	3.0	2300	$4,000	$1.74	20d	1	1.02mi
3134 Wayside Ave Fort Worth, TX	3.0	2.5	1922	$3,000	$1.56	8d	1	1.12mi
3136 Wayside Ave Fort Worth, TX	3.0	2.5	1875	$3,000	$1.60	8d	1	1.12mi
3201 Forest Park Blvd Fort Worth, TX	4.0	4.0	1772	$3,750	$2.12	20d	1	1.17mi
3445 Frazier Ave Fort Worth, TX	3.0	2.5	1540	$2,200	$1.43	45d	1	1.18mi
1724 5th Ave Fort Worth, TX	3.0	2.5	2479	$3,000	$1.21	26d	1	1.20mi
1108 E Robert St Fort Worth, TX	3.0	1.0	1444	$1,775	$1.23	0d	1	1.20mi
823 E Arlington Ave Fort Worth, TX	4.0	2.5	1720	$2,350	$1.37	26d	1	1.20mi
2714 McCart Ave Fort Worth, TX	4.0	4.0	2090	$4,800	$2.30	20d	1	1.21mi
2800 Sandage Ave Apt 203 Fort Worth, TX	3.0	3.0	1931	$3,300	$1.71	8d	1	1.26mi
1921 Ben Hall Ct Fort Worth, TX	3.0	1.0	1507	$2,850	$1.89	12d	1	1.31mi
2509 Benbrook Blvd Unit 902 Fort Worth, TX	3.0	3.0	1756	$2,595	$1.48	45d	1	1.32mi
3240 Sandage Ave Fort Worth, TX	4.0	4.0	2200	$3,900	$1.77	16d	1	1.34mi
2521 Benbrook Blvd Fort Worth, TX	3.0	3.0	1849	$4,000	$2.16	6d	1	1.34mi
2800 Lubbock Ave Unit 102 Fort Worth, TX	3.0	2.5	2405	$4,200	$1.75	24d	1	1.37mi
2821 Parmer Ave #125 Fort Worth, TX	3.0	3.5	1898	$2,350	$1.24	45d	1	1.38mi
2813 Parmer Ave Unit 103 Fort Worth, TX	3.0	2.5	2405	$4,200	$1.75	21d	1	1.38mi
2920 Pima Ln Fort Worth, TX	3.0	2.5	1540	$1,800	$1.17	15d	1	1.38mi

Listing history 12 events

1. 2026-06-21
   days on market $289,000 Active 19 DOM
2. 2026-06-18
   days on market $289,000 Active 16 DOM
3. 2026-06-17
   days on market $289,000 Active 15 DOM
4. 2026-06-16
   days on market $289,000 Active 14 DOM
5. 2026-06-15
   days on market $289,000 Active 13 DOM
6. 2026-06-13
   days on market $289,000 Active 11 DOM
7. 2026-06-09
   days on market $289,000 Active 7 DOM
8. 2026-06-08
   days on market $289,000 Active 6 DOM
9. 2026-06-07
   days on market $289,000 Active 5 DOM
10. 2026-06-04
    days on market $289,000 Active 2 DOM
11. 2026-06-03
    remarks 615-char remark
12. 2026-06-03
    listed $289,000 Active 1 DOM

ⓘ 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: $2,677 · $223/mo
• Projected year-2 tax: $5,289 · $441/mo
• Expected delta: +$2,611/yr (+$218/mo · 97.5%)

ⓘ 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 8/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $30,368
• − Mortgage interest: −$16,188
• − Property taxes: −$2,677
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,429
• − Management: −$2,429
• − Depreciation: −$8,407
• Taxable loss: −$3,209
• Est. tax savings @ 24.0%: +$770
• After-tax cash flow: $2,452/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

-23.9% since first listed

20 events — show timeline

• 2026-05-27 Listed $289,000 NTREIS
• 2026-04-19 Listing Removed — NTREIS
• 2026-03-30 Price Changed $309,900 NTREIS
• 2026-03-22 Price Changed $319,900 NTREIS
• 2026-03-05 Price Changed $330,000 NTREIS
• 2026-01-30 Listed $335,000 NTREIS
• 2025-09-30 Listing Removed — NTREIS
• 2025-08-26 Price Changed $354,900 NTREIS
• 2025-07-01 Price Changed $359,900 NTREIS
• 2025-06-04 Price Changed $369,900 NTREIS
• 2025-05-15 Price Changed $374,900 NTREIS
• 2025-04-17 Listed $380,000 NTREIS
• 2024-12-31 Sold (Public Records) — Public Records
• 2024-12-19 Sold (Public Records) — Public Records
• 2024-12-16 Sold (Public Records) — Public Records
• 2024-12-16 Sold (Public Records) — Public Records
• 2024-12-16 Sold (Public Records) — Public Records
• 2024-12-16 Sold (Public Records) — Public Records
• 2024-10-08 Sold (Public Records) — Public Records
• 2024-09-16 Sold (Public Records) — Public Records

Property tax history

+0.2%/yr

Latest (2025): $2,677 · -2.4% YoY. Source: county tax records.