204 Sunset Ln · Fort Worth, TX 76114

$195,500

3 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 49 Days on market

Built 1947 7,275 sqft lot Est $196k · at est. ↓ 7% since listing

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Why this score? — see what drove the C- 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 +20.0/30.0
• ARV discount +7.6/15.0
• DSCR +6.3/10.0
• 1% rule +5.2/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to fully renovate in a prime Fort Worth location near the scenic Trinity Trails and popular local restaurants. This home needs a complete update but offers solid potential, a functional layout, and strong upside for investors or buyers ready to customize. Enjoy easy access to dining, shopping, and outdoor recreation in one of Fort Worth’s most desirable areas.

Key facts

• 7,275 sq ft lot
• Built 1947
• Listed 49 days

Property features AI

Finance

• Other: Property is listed as residential single family; Possession at closing/funding; Mineral rights excluded
• Financial info: Listing accepts Cash and Conventional financing; No second mortgage indicated
• HOA & community: No HOA

Exterior

• Parking: Concrete and gravel parking surfaces
• Utilities: City water; City sewer; Electricity available; Individual gas meter
• Home design: Single family residence; One story
• Construction: Built in 1947; Asphalt roof
• Exterior features: Lot under 0.5 acre (approximately 0.167 acres); Subdivision: Sunset Ridge Add

Interior

• Kitchen: Gas range; Microwave; Kitchen plumbed for gas
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Laminate; Other
• Bathrooms: 1 full bathroom
• Interior features: Cable TV available; Pantry; Bay window
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $196k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $196k).
• Recommended offer: $190k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• Castleberry ISD (suburban): math 21% / reading 32% proficiency, ranked #701 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Castleberry El (math 17% / reading 26%, grade F, #3,470 of 4,322 statewide, top 81%, 747 students, 88% FRL) — zoned schools average 88% FRL vs 72% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 153 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 39% of the median local income ($62k/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 $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.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($190k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: 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 $189,635 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.02% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $195,804
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Sunset Ln	0.00mi	3/1.0	1,036 (0%)	1mo	$195,500	$189	99
213 S Roberts Cut Off Rd	0.15mi	2/1.0 (-1)	1,016 (-2%)	12mo	$215,000	$212	75
5108 Red Bud Ln	0.17mi	2/1.0 (-1)	944 (-9%)	10mo	$215,000	$228	64
4670 Rockwood Dr	0.44mi	3/1.0	1,024 (-1%)	17mo	$159,999	$156	64
5441 Thomas Ln	0.68mi	3/1.0	1,125 (+9%)	0mo	$229,000	$204	54
262 Palmetto Dr	0.62mi	2/1.0 (-1)	888 (-14%)	1mo	$150,000	$169	42
5116 Melbourne Dr	0.36mi	2/2.0 (-1)	1,129 (+9%)	22mo	$165,000	$146	41
5405 Taylor Rd	0.61mi	3/1.0	1,103 (+6%)	24mo	$235,000	$213	41
416 Churchill Rd	0.67mi	3/1.0	1,164 (+12%)	12mo	$219,000	$188	38
220 Sky Acres Dr	0.74mi	2/1.0 (-1)	924 (-11%)	8mo	$175,000	$189	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 · 1.88% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-18,576
• Equity at exit: $29,150

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-5,313
• Equity at exit: $16,903

Cash invested: $54,740 (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 76114

• Home prices YoY: -24.3%
• Rents YoY: 1.9%
• Active inventory: 153
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,001 high
• Mortgage (P&I): −$1,025
• Tax from tax record: −$234 /mo · $2,809/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $240

Break-even live

Break-even rent $1,697

Max offer price $195,500

Occupancy floor 83%

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: $48,875
• Closing costs: $5,865
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 Athenia Dr Fort Worth, TX	3.0	1.0–2.0	1072	$2,420	$2.26	1d	22	0.08mi
4921 White Settlement Rd Unit 4958 Fort Worth, TX	2.0	2.0	1154	$1,897	$1.64	2d	1	0.11mi
5217 Deavers Ln Fort Worth, TX	3.0	1.0	1081	$1,695	$1.57	43d	1	0.18mi
123 Merritt St Fort Worth, TX	1.0–2.0	1.0–2.5	925	$2,650	$2.86	2d	6	0.19mi
117 Priddy Ln Fort Worth, TX	1.0–2.0	1.0–2.0	1009	$1,899	$1.88	1d	6	0.22mi
5200 White Settlement Rd Fort Worth, TX	1.0–2.0	1.0–2.0	963	$1,985	$2.06	2d	20	0.22mi
216 Westfork Dr Fort Worth, TX	2.0	1.0	1496	$2,200	$1.47	43d	1	0.26mi
124 Roberts Cut Off Rd Fort Worth, TX	1.0–2.0	1.0	570	$1,225	$2.15	4d	4	0.28mi
5332 Trinity River Trl Unit 2301 Fort Worth, TX	2.0	2.0	1150	$2,099	$1.83	4d	1	0.32mi
4925 Scott Rd Fort Worth, TX	1.0–2.0	1.0–2.5	1226	$3,776	$3.08	1d	13	0.33mi
5700 Dennis Ave Fort Worth, TX	3.0	1.0	1036	$1,700	$1.64	15d	1	0.76mi
315 Isbell Rd Fort Worth, TX	3.0	2.0	924	$1,600	$1.73	12d	1	0.77mi
315 Isbell Rd Fort Worth, TX	3.0	2.0	924	$1,600	$1.73	15d	1	0.77mi
5836 Pollard Dr Westworth Village, TX	3.0	1.0	1012	$1,795	$1.77	24d	1	0.97mi
5832 Tracyne Dr Westworth Village, TX	3.0	2.0	1450	$2,400	$1.66	24d	1	0.98mi
4600 Barbara Rd River Oaks, TX	1.0–2.0	1.0	750	$1,125	$1.50	43d	1	1.00mi
6000 Calloway Ct Fort Worth, TX	2.0	2.0	900	$1,400	$1.56	7d	1	1.04mi
6000 Calloway Ct Fort Worth, TX	2.0	2.0	900	$1,400	$1.56	43d	1	1.04mi
5860 Tracyne Dr Westworth Village, TX	3.0	1.5	1408	$2,100	$1.49	4d	1	1.06mi
955 Roaring Springs Rd Fort Worth, TX	2.0	2.0	1333	$1,675	$1.26	43d	1	1.07mi
931 Roaring Springs Rd Fort Worth, TX	2.0	1.5	1156	$1,599	$1.38	43d	1	1.08mi
5601 N Schilder Dr River Oaks, TX	3.0	1.0	1183	$1,800	$1.52	43d	1	1.09mi
5601 N Schilder Dr River Oaks, TX	3.0	1.0	1183	$1,800	$1.52	24d	1	1.09mi
6038 Calloway Ct Fort Worth, TX	2.0	1.5	900	$1,475	$1.64	43d	1	1.11mi
821 Bond St Unit A Fort Worth, TX	2.0	1.0	800	$1,225	$1.53	43d	1	1.16mi
4800 Bryce Ave Unit 1 Fort Worth, TX	2.0	2.0	1320	$1,275	$0.97	3d	1	1.29mi
4800 Bryce Ave Unit 1 Fort Worth, TX	2.0	2.0	1320	$1,275	$0.97	2d	1	1.29mi
3900 White Settlement Rd Fort Worth, TX	2.0	1.0–2.0	1089	$1,424	$1.31	1d	2	1.31mi
904 Isbell Rd Unit 202 Fort Worth, TX	2.0	2.0	921	$1,200	$1.30	43d	1	1.32mi
904 Isbell Rd Unit 200 Fort Worth, TX	2.0	2.0	921	$1,175	$1.28	5d	1	1.32mi
4908 Byers Ave Unit D Fort Worth, TX	2.0	2.0	1026	$1,295	$1.26	24d	1	1.32mi
4901 Bryce Ave Unit 9 Fort Worth, TX	2.0	1.0	894	$1,450	$1.62	43d	1	1.32mi
916 Isbell Rd Unit D Fort Worth, TX	3.0	1.0	921	$1,450	$1.57	22d	1	1.35mi
1155 Greenbrier Dr Fort Worth, TX	2.0	1.0	780	$1,375	$1.76	24d	1	1.41mi
5313 Collinwood Ave Fort Worth, TX	2.0	1.0	1412	$2,495	$1.77	6d	1	1.43mi
4704 Collinwood Ave Fort Worth, TX	2.0	1.0	900	$1,925	$2.14	12d	1	1.45mi
4928 El Campo Ave Fort Worth, TX	1.0–2.0	1.0	800	$1,350	$1.69	1d	5	1.46mi
5128 Tulane Ave River Oaks, TX	3.0	2.0	1482	$1,895	$1.28	4d	1	1.47mi
3812 Bunting Ave Fort Worth, TX	2.0	1.0	1189	$2,700	$2.27	24d	1	1.47mi
805 Northwood Rd Fort Worth, TX	2.0	1.0	965	$2,150	$2.23	17d	1	1.48mi

Listing history 10 events

1. 2026-04-29
   status Pending
2. 2026-04-27
   price $195,500
3. 2026-04-17
   price $199,500
4. 2026-03-11
   status Active
5. 2026-03-04
   listed $215,000 Active
6. 2025-09-25
   listed $300,000 Active
7. 2017-09-05
   historical
8. 2016-11-10
   listed $210,000 Active
9. 2001-11-05
   soldstatus
10. 1986-07-24
    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: $2,809 · $234/mo
• Projected year-2 tax: $3,578 · $298/mo
• Expected delta: +$768/yr (+$64/mo · 27.4%)

ⓘ 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 3/10 Moderate
• 🌡 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: $24,018
• − Mortgage interest: −$10,951
• − Property taxes: −$2,809
• − Insurance: −$978
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − Depreciation: −$5,687
• Taxable loss: −$250
• Est. tax savings @ 24.0%: +$60
• After-tax cash flow: $2,945/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: Castleberry ISD
• NCES district ID: 4813170
• Math proficiency: 21% ▼ -17.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $39,060
• Composite: 22.22/100
• National rank: #8152
• State rank: #701 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): 27,357
• Household income: $62,073
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1095.0

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 (61%)
• Race & ethnicity: Hispanic / Latino 61% White 35% Two or more races 20% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 56%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 17% · Canada
• Languages at home: 54% English-only · Spanish 45%

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: ▼ -117.88%
• Current HPI: 366.5263
• Rent YoY: ▲ 1.88%
• 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

-6.9% since first listed

10 events — show timeline

• 2026-04-29 Pending — NTREIS
• 2026-04-27 Price Changed $195,500 NTREIS
• 2026-04-17 Price Changed $199,500 NTREIS
• 2026-03-11 Relisted — NTREIS
• 2026-03-04 Listed $215,000 NTREIS
• 2025-09-25 Listed $300,000 NTREIS
• 2017-09-05 Listing Removed — NTREIS
• 2016-11-10 Listed $210,000 NTREIS
• 2001-11-05 Sold (Public Records) — Public Records
• 1986-07-24 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,809 · +2.4% YoY. Source: county tax records.