5408 Como Dr · Fort Worth, TX 76107

$115,000

3 bd · 1.0 ba · 624 sqft · SingleFamily public records · 84 Days on market

Built 1950 6,273 sqft lot $184/sqft · 25% below area Est $152k · 25% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime investment opportunity in the Harlem Hills Addition. This 2-bedroom, 1-bathroom property is a true diamond in the rough looking for a new owner to unlock its full potential. Ideal for a fix-and-flip or a buy-and-hold strategy. Strong rental area with high demand. The structure is sound, offering a straightforward renovation project to modernize the interior. Sold strictly AS-IS. Seller will make no repairs. Cash offers only. Act fast, this project won't last long.

Key facts

• 6,273 sq ft lot
• Built 1950
• Listed 83 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $769 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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: 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 (+2.9%/yr); 271 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $795 of loan paydown is wiped out by about $3k 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 + 2.9% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.73% ✓
• Cap rate: 14.32%
• Cash-on-cash: 28.66%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

• ARV (median comp): $152,443
• List price: $115,000
• Delta: -24.56%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.94% rent growth · sell at horizon

5-year hold

• IRR: 22.9%
• Equity multiple: 1.94×
• Total profit: $30,255
• Equity at exit: $17,147

10-year hold

• IRR: 30.8%
• Equity multiple: 3.77×
• Total profit: $89,057
• Equity at exit: $9,943

Cash invested: $32,200 (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 76107

• Rents YoY: 2.9%
• Active inventory: 271
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,988 high
• Mortgage (P&I): −$603
• Tax from tax record: −$150 /mo · $1,805/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $769

Break-even live

Break-even rent $1,014

Max offer price $115,000

Occupancy floor 56%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4945 Gage Ave Fort Worth, TX	3.0	1.0–3.0	1217	$4,290	$3.52	1d	45	0.40mi
4716 Littlepage St Fort Worth, TX	2.0	1.0	748	$1,195	$1.60	24d	1	0.46mi
4900 Gage Ave Fort Worth, TX	1.0–3.0	1.0–2.0	1128	$6,416	$5.69	1d	42	0.47mi
4900 Bryant Irvin Rd N Unit 2121 Fort Worth, TX	2.0	2.0	750	$1,257	$1.68	3d	1	0.54mi
4900 Bryant Irvin Rd N Unit 4957 Fort Worth, TX	2.0	2.0	750	$1,300	$1.73	11d	1	0.55mi
5209 Kilpatrick Ave Fort Worth, TX	2.0	1.0	650	$1,500	$2.31	43d	1	0.61mi
2500 River Park Dr Fort Worth, TX	1.0–2.0	1.0–2.0	1006	$2,686	$2.67	2d	19	0.70mi
2751 River Park Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1024	$2,340	$2.28	1d	43	0.95mi
4727 Wellesley Ave Fort Worth, TX	2.0	1.0–2.0	786	$1,430	$1.82	10d	15	1.03mi
4720 Wellesley Ave Fort Worth, TX	1.0–2.0	1.0	745	$1,175	$1.58	24d	1	1.06mi
5828 Arborlawn Dr Fort Worth, TX	2.0	1.0–2.5	1006	$2,904	$2.89	1d	41	1.25mi
2450 Oak Hill Cir Fort Worth, TX	1.0–4.0	1.0–2.5	1120	$2,563	$2.29	1d	80	1.25mi
3101 River Park Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1110	$1,905	$1.72	1d	32	1.28mi
2501 Oak Hill Cir Fort Worth, TX	1.0–3.0	1.0–2.0	921	$2,128	$2.31	2d	43	1.36mi
3964 Watercourse Dr Fort Worth, TX	3.0	1.0–2.0	1028	$2,802	$2.72	1d	31	1.39mi
3309 Riveroad Ct Fort Worth, TX	1.0–2.0	1.0–2.0	817	$1,504	$1.84	4d	30	1.42mi
5885 Calmont Ave Fort Worth, TX	1.0–3.0	1.0–2.5	1214	$3,358	$2.77	1d	151	1.45mi

Listing history 18 events

1. 2026-06-18
   days on market $115,000 Active 84 DOM
2. 2026-06-17
   days on market $115,000 Active 83 DOM
3. 2026-06-16
   days on market $115,000 Active 82 DOM
4. 2026-06-15
   days on market $115,000 Active 81 DOM
5. 2026-06-13
   days on market $115,000 Active 79 DOM
6. 2026-06-09
   days on market $115,000 Active 75 DOM
7. 2026-06-08
   days on market $115,000 Active 74 DOM
8. 2026-06-07
   days on market $115,000 Active 73 DOM
9. 2026-06-04
   days on market $115,000 Active 70 DOM
10. 2026-06-03
    days on market $115,000 Active 69 DOM
11. 2026-06-02
    days on market $115,000 Active 68 DOM
12. 2026-06-02
    days on market $115,000 Active 67 DOM
13. 2026-05-31
    days on market $115,000 Active 66 DOM
14. 2026-05-19
    price $115,000 476-char remark

    Show marketing remark (476 chars)

    Prime investment opportunity in the Harlem Hills Addition. This 2-bedroom, 1-bathroom property is a true diamond in the rough looking for a new owner to unlock its full potential. Ideal for a fix-and-flip or a buy-and-hold strategy. Strong rental area with high demand. The structure is sound, offering a straightforward renovation project to modernize the interior. Sold strictly AS-IS. Seller will make no repairs. Cash offers only. Act fast, this project won't last long.

15. 2026-04-01
    price $125,000 476-char remark

    Show marketing remark (476 chars)

    Prime investment opportunity in the Harlem Hills Addition. This 2-bedroom, 1-bathroom property is a true diamond in the rough looking for a new owner to unlock its full potential. Ideal for a fix-and-flip or a buy-and-hold strategy. Strong rental area with high demand. The structure is sound, offering a straightforward renovation project to modernize the interior. Sold strictly AS-IS. Seller will make no repairs. Cash offers only. Act fast, this project won't last long.

16. 2026-03-27
    price $135,000 476-char remark

    Show marketing remark (476 chars)

    Prime investment opportunity in the Harlem Hills Addition. This 2-bedroom, 1-bathroom property is a true diamond in the rough looking for a new owner to unlock its full potential. Ideal for a fix-and-flip or a buy-and-hold strategy. Strong rental area with high demand. The structure is sound, offering a straightforward renovation project to modernize the interior. Sold strictly AS-IS. Seller will make no repairs. Cash offers only. Act fast, this project won't last long.

17. 2026-03-26
    listed $1,350,000 Active 476-char remark

    Show marketing remark (476 chars)

    Prime investment opportunity in the Harlem Hills Addition. This 2-bedroom, 1-bathroom property is a true diamond in the rough looking for a new owner to unlock its full potential. Ideal for a fix-and-flip or a buy-and-hold strategy. Strong rental area with high demand. The structure is sound, offering a straightforward renovation project to modernize the interior. Sold strictly AS-IS. Seller will make no repairs. Cash offers only. Act fast, this project won't last long.

18. 1997-10-15
    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: $1,805 · $150/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$300/yr (+$25/mo · 16.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 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: $23,854
• − Mortgage interest: −$6,442
• − Property taxes: −$1,805
• − Insurance: −$575
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$3,345
• Taxable income: $7,870
• Est. tax owed @ 24.0%: −$1,889
• After-tax cash flow: $7,339/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): 30,994
• Household income: $79,990
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 2303.0

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 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 20% Black 15% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 1%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 82% English-only · Spanish 14% French/Haitian/Cajun 1% Chinese 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: ▼ -447.90%
• Current HPI: 296.4355
• Rent YoY: ▲ 2.94%
• 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

-91.5% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $115,000 NTREIS
• 2026-04-01 Price Changed $125,000 NTREIS
• 2026-03-27 Price Changed $135,000 NTREIS
• 2026-03-26 Listed $1,350,000 NTREIS
• 1997-10-15 Sold (Public Records) — Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,805 · -18.4% YoY. Source: county tax records.