2952 Pima Ln · Fort Worth, TX 76119

$205,000

3 bd · 2.0 ba · 1,620 sqft · SingleFamily public records · 84 Days on market

Built 2007 4,312 sqft lot $127/sqft · 19% below area Est $252k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.4/30.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to a beautifully maintained home offering comfort, functionality, and convenience in Fort Worth. This inviting property features a spacious open-concept layout with abundant natural light, creating a warm and welcoming atmosphere throughout. The well-appointed kitchen flows seamlessly into the main living area, making it ideal for both everyday living and entertaining. Generously sized bedrooms provide flexibility for families, guests, or a home office setup. Step outside to a private backyard perfect for relaxing, gatherings, or future customization. Conveniently located near major highways, shopping, dining, and schools, this home offers easy access to everything Fort Worth has to offer. A great opportunity for homeowners or investors alike

Key facts

• Easy access
• Private backyard
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• WELL-APPOINTED KITCHEN
• PRIVATE BACKYARD
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-183 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (11.0% below list).
• Recommended offer: $173k (15.8% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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: 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 soft (-1.6%/yr); 186 active listings in the ZIP; 40 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).
• This rent runs 43% of the median local income ($51k/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 84 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,703 (15.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.89% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.82%
• DSCR: 0.83
• GRM: 9.4

CMA / ARV

• ARV (median comp): $252,027
• List price: $205,000
• Delta: -18.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1205 E Morningside Dr	0.37mi	3/2.0	1,750 (+8%)	6mo	$324,000	$185	64
1404 Glen Garden Dr	0.20mi	3/2.0	1,402 (-14%)	5mo	$225,000	$160	64
1248 E Mulkey St	0.49mi	4/2.0 (+1)	1,723 (+6%)	3mo	$255,000	$148	59
3209 New York Ave	0.44mi	3/1.0	1,524 (-6%)	8mo	$237,500	$156	59
1508 Sierra Estate Trl	0.26mi	4/2.5 (+1)	1,818 (+12%)	3mo	$245,000	$135	58
1212 E Jessamine St	0.68mi	3/2.0	1,497 (-8%)	2mo	$250,000	$167	54
1616 E Robert St	0.57mi	3/2.0	1,440 (-11%)	3mo	$235,000	$163	52
1253 E Jessamine St	0.70mi	3/2.0	1,751 (+8%)	2mo	$260,000	$148	52
2212 Briardale Rd	0.62mi	3/1.5	1,462 (-10%)	2mo	$240,000	$164	52
1124 E Mulkey St	0.52mi	3/2.0	1,425 (-12%)	9mo	$199,900	$140	48
910 E Mulkey St	0.68mi	3/2.0	1,474 (-9%)	6mo	$235,000	$159	48
912 Judd St	0.54mi	3/2.0	1,413 (-13%)	10mo	$275,900	$195	45

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -26.6%
• Equity multiple: 0.13×
• Total profit: $-50,053
• Equity at exit: $30,566

10-year hold

• IRR: -42.3%
• Equity multiple: -0.37×
• Total profit: $-78,604
• Equity at exit: $17,725

Cash invested: $57,400 (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 76119

• Home prices YoY: -6.4%
• Rents YoY: -1.6%
• Active inventory: 186
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,824 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$463 /mo · $5,556/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-183

Break-even live

Break-even rent $2,055

Max offer price $172,703

Occupancy floor —

Sensitivity live

Price	-10% $-67	-5% $-125	+0% $-183	+5% $-241	+10% $-299
Rent	-10% $-327	-5% $-255	+0% $-183	+5% $-111	+10% $-39
Rate	-1.0pp $-80	-0.5pp $-131	base $-183	+0.5pp $-236	+1.0pp $-290

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2920 Pima Ln Fort Worth, TX	3.0	2.5	1540	$1,800	$1.17	14d	1	0.09mi
1516 Chama Dr Fort Worth, TX	3.0	2.5	1625	$1,700	$1.05	25d	1	0.25mi
1516 Chama Dr Fort Worth, TX	3.0	2.0	1332	$1,695	$1.27	21d	1	0.25mi
1037 Colvin St Fort Worth, TX	2.0	1.0	1092	$1,500	$1.37	20d	1	0.48mi
1108 E Robert St Fort Worth, TX	3.0	1.0	1444	$1,825	$1.26	22d	1	0.49mi
1429 E Robert St Fort Worth, TX	3.0	2.0	1050	$1,350	$1.29	22d	1	0.54mi
2705 Belzise Ter Fort Worth, TX	2.0	2.0	1160	$1,450	$1.25	44d	1	0.62mi
1229 E Harvey Ave Fort Worth, TX	3.0	2.0	1684	$2,175	$1.29	5d	1	0.84mi
2701 Stuart Dr Fort Worth, TX	3.0	3.0	2104	$1,800	$0.86	44d	1	0.88mi
1327 E Baltimore Ave Fort Worth, TX	3.0	2.0	1426	$1,650	$1.16	25d	1	1.03mi
1224 Elva Warren St Fort Worth, TX	4.0	2.5	1584	$2,000	$1.26	44d	1	1.06mi
2124 Belzise Ter Fort Worth, TX	4.0	2.5	1869	$1,945	$1.04	20d	1	1.09mi
2104 Daniel St Fort Worth, TX	3.0	2.0	1440	$1,675	$1.16	44d	1	1.09mi
2120 Belzise Ter Fort Worth, TX	4.0	2.5	1869	$1,945	$1.04	25d	1	1.10mi
2108 Belzise Ter Fort Worth, TX	4.0	2.5	1869	$1,950	$1.04	44d	1	1.11mi
823 E Arlington Ave Fort Worth, TX	4.0	2.5	1720	$2,350	$1.37	25d	1	1.12mi
2100 Belzise Ter Fort Worth, TX	4.0	2.5	1869	$2,045	$1.09	5d	1	1.13mi
642 E Harvey Ave Fort Worth, TX	4.0	2.0	1755	$2,099	$1.20	44d	1	1.14mi
2837 Hemphill St Unit 203 Fort Worth, TX	2.0	2.0	1297	$1,875	$1.45	21d	1	1.24mi
2837 Hemphill St Unit 202 Fort Worth, TX	2.0	2.0	1297	$1,800	$1.39	21d	1	1.25mi
2201 Sims Dr Fort Worth, TX	3.0	2.0	1170	$1,650	$1.41	44d	1	1.27mi
958 E Allen Ave Fort Worth, TX	3.0	3.0	1568	$4,300	$2.74	44d	1	1.29mi
2901 Travis Ave Fort Worth, TX	1.0–2.0	1.0–2.0	975	$1,340	$1.37	25d	5	1.31mi
3329 Hemphill St Fort Worth, TX	3.0	2.0	1425	$2,950	$2.07	44d	1	1.33mi
1516 E Maddox Ave Fort Worth, TX	3.0	2.0	1485	$1,895	$1.28	22d	1	1.33mi
2932 Travis Ave Unit 2932 Fort Worth, TX	3.0	2.0	1600	$1,700	$1.06	21d	1	1.36mi
2344 Linda Ln Fort Worth, TX	3.0	2.0	1679	$1,850	$1.10	44d	1	1.36mi
4800 Dunlap Dr Fort Worth, TX	3.0	2.0	1705	$2,150	$1.26	7d	1	1.37mi
4800 Dunlap Dr Fort Worth, TX	3.0	2.0	1705	$2,150	$1.26	20d	1	1.37mi
4800 Dunlap Dr Fort Worth, TX	3.0	2.0	1706	$2,150	$1.26	4d	1	1.37mi
2640 Berryhill Dr Fort Worth, TX	2.0	1.0	1478	$1,299	$0.88	25d	1	1.37mi
1701 Belzise Ter Fort Worth, TX	4.0	4.5	2234	$2,800	$1.25	7d	1	1.37mi
1511 Illinois Ave Fort Worth, TX	4.0	2.0	1800	$2,500	$1.39	44d	1	1.38mi
1601 Daniel St Fort Worth, TX	3.0	2.0	1869	$1,795	$0.96	5d	1	1.38mi
2256 Old Leonard St Fort Worth, TX	4.0	2.0	1899	$2,400	$1.26	45d	1	1.39mi
2216 Old Leonard St Fort Worth, TX	4.0	2.5	2053	$2,500	$1.22	44d	1	1.41mi
1925 Saint Louis Ave Fort Worth, TX	3.0	1.0	1219	$1,695	$1.39	44d	1	1.45mi
205 E Fogg St Fort Worth, TX	4.0	2.0	1350	$2,100	$1.56	44d	1	1.46mi
1920 Saint Louis Ave Fort Worth, TX	4.0	3.0	1484	$1,745	$1.18	44d	1	1.48mi
504 E Mason St Fort Worth, TX	4.0	2.0	1600	$2,650	$1.66	44d	1	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $205,000 Active 84 DOM
2. 2026-06-17
   days on market $205,000 Active 83 DOM
3. 2026-06-16
   days on market $205,000 Active 82 DOM
4. 2026-06-15
   days on market $205,000 Active 81 DOM
5. 2026-06-13
   days on market $205,000 Active 79 DOM
6. 2026-06-09
   days on market $205,000 Active 75 DOM
7. 2026-06-08
   days on market $205,000 Active 74 DOM
8. 2026-06-07
   days on market $205,000 Active 73 DOM
9. 2026-06-04
   days on market $205,000 Active 70 DOM
10. 2026-06-03
    days on market $205,000 Active 69 DOM
11. 2026-06-02
    days on market $205,000 Active 68 DOM
12. 2026-06-02
    pricedays on market $205,000 Active 67 DOM
13. 2026-05-31
    days on market $215,000 Active 66 DOM
14. 2026-04-15
    price $225,000 765-char remark

    Show marketing remark (765 chars)

    Welcome Home to a beautifully maintained home offering comfort, functionality, and convenience in Fort Worth. This inviting property features a spacious open-concept layout with abundant natural light, creating a warm and welcoming atmosphere throughout. The well-appointed kitchen flows seamlessly into the main living area, making it ideal for both everyday living and entertaining. Generously sized bedrooms provide flexibility for families, guests, or a home office setup. Step outside to a private backyard perfect for relaxing, gatherings, or future customization. Conveniently located near major highways, shopping, dining, and schools, this home offers easy access to everything Fort Worth has to offer. A great opportunity for homeowners or investors alike

15. 2026-04-15
    price $22,500 765-char remark

    Show marketing remark (765 chars)

    Welcome Home to a beautifully maintained home offering comfort, functionality, and convenience in Fort Worth. This inviting property features a spacious open-concept layout with abundant natural light, creating a warm and welcoming atmosphere throughout. The well-appointed kitchen flows seamlessly into the main living area, making it ideal for both everyday living and entertaining. Generously sized bedrooms provide flexibility for families, guests, or a home office setup. Step outside to a private backyard perfect for relaxing, gatherings, or future customization. Conveniently located near major highways, shopping, dining, and schools, this home offers easy access to everything Fort Worth has to offer. A great opportunity for homeowners or investors alike

16. 2026-03-26
    listed $235,000 Active 765-char remark

    Show marketing remark (765 chars)

    Welcome Home to a beautifully maintained home offering comfort, functionality, and convenience in Fort Worth. This inviting property features a spacious open-concept layout with abundant natural light, creating a warm and welcoming atmosphere throughout. The well-appointed kitchen flows seamlessly into the main living area, making it ideal for both everyday living and entertaining. Generously sized bedrooms provide flexibility for families, guests, or a home office setup. Step outside to a private backyard perfect for relaxing, gatherings, or future customization. Conveniently located near major highways, shopping, dining, and schools, this home offers easy access to everything Fort Worth has to offer. A great opportunity for homeowners or investors alike

17. 2018-06-18
    soldstatus
18. 2018-04-17
    soldstatus
19. 2007-10-15
    soldstatus 217-char remark

    Show marketing remark (217 chars)

    First time home buyers, this one is for you! Great floorplan for your growing family and entertaining your friends. Features include 3 bedrooms, 2.5 baths. Buyers should verify all measurements, schools and amenities.

20. 2007-10-12
    historical 217-char remark

    Show marketing remark (217 chars)

    First time home buyers, this one is for you! Great floorplan for your growing family and entertaining your friends. Features include 3 bedrooms, 2.5 baths. Buyers should verify all measurements, schools and amenities.

21. 2007-08-31
    listed $97,875 217-char remark

    Show marketing remark (217 chars)

    First time home buyers, this one is for you! Great floorplan for your growing family and entertaining your friends. Features include 3 bedrooms, 2.5 baths. Buyers should verify all measurements, schools and amenities.

ⓘ 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: $5,556 · $463/mo
• Projected year-2 tax: $5,556 · $463/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 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 · 21 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: $21,883
• − Mortgage interest: −$11,483
• − Property taxes: −$5,556
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,751
• − Management: −$1,751
• − Depreciation: −$5,964
• Taxable loss: −$5,646
• Est. tax savings @ 24.0%: +$1,355
• After-tax cash flow: $-839/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): 52,974
• Household income: $51,267
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 2221.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 51% Black 36% Two or more races 26% White 8% Asian 3%
• Hispanic origin (detail): Mexican 44%
• Foreign-born: 25% · Canada, Philippines
• Languages at home: 54% English-only · Spanish 42% Other Indo-European 2% Other Asian/Pacific 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: ▼ -23.04%
• Current HPI: 336.7941
• Rent YoY: ▼ -1.61%
• 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

+129.9% since first listed

8 events — show timeline

• 2026-04-15 Price Changed $225,000 NTREIS
• 2026-04-15 Price Changed $22,500 NTREIS
• 2026-03-26 Listed $235,000 NTREIS
• 2018-06-18 Sold (Public Records) — Public Records
• 2018-04-17 Sold (Public Records) — Public Records
• 2007-10-15 Sold (MLS) — NTREIS
• 2007-10-12 Listing Removed — NTREIS
• 2007-08-31 Listed $97,875 NTREIS

Property tax history

+5.0%/yr

Latest (2025): $5,556 · -2.4% YoY. Source: county tax records.