5586 Pinson St · Fort Worth, TX 76119

$189,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 12 Days on market

Built 1959 7,318 sqft lot Est $204k · 7% 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).

• Cash flow +12.1/30.0
• ARV discount +10.8/15.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

4 bedroom 1 bath single family home located at 5586 Pinson St in Ft Worth 76119.

Key facts

• 7,318 sq ft lot
• Built 1959
• Listed 11 days

Property features AI

Finance

• Other: Listing is active with an exclusive right to sell agreement; Possession at closing/funding
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1959
• Exterior features: Lot less than 0.5 acre (approximately 0.168 acres); Subdivision: Parkside Add; Directions available

Interior

• Kitchen: Electric oven; Electric range; Microwave
• Bedrooms: 4 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom
• Interior features: Eat-in kitchen; One living area; One dining area; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-42 ($-508/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (11.9% below list).
• Recommended offer: $166k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: W M Green El (math 10% / reading 23%, grade F, #3,946 of 4,322 statewide, top 92%, 564 students, 96% FRL) — zoned schools average 96% FRL vs 73% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.6%/yr); 186 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 ($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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y ago 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 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,430 (11.9% 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. Built in 1959 — 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. 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?
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: 0.88% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.96%
• DSCR: 0.96
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $203,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5608 Burton Ave	0.09mi	3/2.0	1,156 (+0%)	2mo	$205,000	$177	90
5616 Burton Ave	0.11mi	3/2.0	1,161 (+1%)	8mo	$234,900	$202	83
5716 Burton Ave	0.18mi	3/2.0	1,159 (+1%)	5mo	$226,000	$195	82
3501 Richardson Ct W	0.13mi	3/2.0	1,204 (+4%)	5mo	$189,000	$157	78
5536 Alter Dr	0.20mi	4/2.0 (+1)	1,037 (-10%)	7mo	$220,000	$212	59
5234 Velma Dr	0.54mi	3/1.0	1,209 (+5%)	9mo	$92,500	$77	59
3716 Clotell Dr	0.61mi	3/2.0	1,218 (+6%)	1mo	$220,000	$181	57
3712 Preston Dr	0.67mi	3/2.0	1,222 (+6%)	4mo	$199,000	$163	51
5636 Lester Granger Dr	0.52mi	2/1.0 (-1)	1,052 (-9%)	8mo	$170,000	$162	50
2917 Dillard St	0.53mi	4/2.0 (+1)	1,230 (+7%)	8mo	$225,000	$183	48
3720 Carey St	0.66mi	3/1.0	998 (-13%)	6mo	$168,000	$168	42
5241 Carol Ave	0.51mi	4/2.0 (+1)	1,289 (+12%)	8mo	$199,500	$155	40

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: -21.4%
• Equity multiple: 0.28×
• Total profit: $-38,143
• Equity at exit: $28,181

10-year hold

• IRR: -24.8%
• Equity multiple: -0.05×
• Total profit: $-55,306
• Equity at exit: $16,341

Cash invested: $52,920 (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 76119

• Home prices YoY: -6.4%
• Rents YoY: -1.6%
• Active inventory: 186
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,664 high
• Mortgage (P&I): −$991
• Tax from tax record: −$287 /mo · $3,447/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-42

Break-even live

Break-even rent $1,718

Max offer price $181,522

Occupancy floor 98%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3700 Radford Rd Fort Worth, TX	3.0	2.0	1124	$1,650	$1.47	24d	1	0.19mi
3700 Radford Rd Fort Worth, TX	3.0	2.0	1124	$1,650	$1.47	12d	1	0.19mi
3201 Mount Horum Way Fort Worth, TX	3.0	2.0	1045	$1,699	$1.63	6d	1	0.35mi
5336 Cottey St Fort Worth, TX	3.0	2.0	1045	$1,699	$1.63	43d	1	0.43mi
5328 Carol Ave Fort Worth, TX	4.0	2.0	1230	$2,100	$1.71	43d	1	0.46mi
5636 Lester Granger Dr Fort Worth, TX	3.0	2.0	1300	$1,495	$1.15	24d	1	0.49mi
3848 Waldorf St Fort Worth, TX	2.0	1.0	734	$1,195	$1.63	5d	1	0.52mi
3865 Stalcup Rd Fort Worth, TX	3.0	2.0	1090	$1,814	$1.66	6d	1	0.58mi
5818 Grayson St Unit 5818 Fort Worth, TX	3.0	2.5	1400	$2,000	$1.43	18d	1	0.67mi
5820 Grayson St Fort Worth, TX	3.0	2.5	1417	$1,895	$1.34	43d	1	0.68mi
5913 Montague St Fort Worth, TX	3.0	2.0	1090	$1,549	$1.42	14d	1	0.73mi
2128 R. W. Bivens Ln Fort Worth, TX	3.0	2.0	1045	$1,615	$1.55	14d	1	0.80mi
5055 Virgil St Fort Worth, TX	3.0	2.0	1089	$1,650	$1.52	24d	1	0.85mi
5011 Sunshine Dr Fort Worth, TX	2.0	1.0	813	$1,515	$1.86	24d	1	0.86mi
1810 Wiseman Ave Fort Worth, TX	3.0	2.0	1000	$1,500	$1.50	43d	1	0.88mi
1804 Andrew Ave Fort Worth, TX	2.0	1.0	764	$1,395	$1.83	17d	1	0.92mi
5908 Oakdale Dr Fort Worth, TX	3.0	2.0	1090	$1,475	$1.35	6d	1	0.92mi
1736 Ransom Ter Fort Worth, TX	3.0	2.0	1322	$1,850	$1.40	15d	1	0.98mi
5910 Wilkes Dr Fort Worth, TX	3.0	2.0	872	$1,445	$1.66	6d	1	1.01mi
5912 Wilkes Dr Fort Worth, TX	3.0	2.0	872	$1,499	$1.72	43d	1	1.05mi
4929 Willie St Fort Worth, TX	3.0	2.0	1386	$1,650	$1.19	4d	1	1.14mi
2500 S Edgewood Ter Fort Worth, TX	1.0–3.0	1.0–2.5	1123	$1,895	$1.69	1d	34	1.38mi
4508 Wiman Dr Fort Worth, TX	3.0	2.0	1045	$1,580	$1.51	6d	1	1.43mi
4217 Wilhelm St Fort Worth, TX	3.0	2.0	1380	$1,650	$1.20	43d	1	1.45mi

Listing history 9 events

1. 2026-06-18
   days on market $189,000 Active 12 DOM
2. 2026-06-17
   days on market $189,000 Active 11 DOM
3. 2026-06-16
   days on market $189,000 Active 10 DOM
4. 2026-06-15
   days on market $189,000 Active 9 DOM
5. 2026-06-13
   days on market $189,000 Active 7 DOM
6. 2026-06-09
   days on market $189,000 Active 3 DOM
7. 2026-06-08
   days on market $189,000 Active 2 DOM
8. 2026-06-07
   remarks 80-char remark
9. 2026-06-07
   listed $189,000 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: $3,447 · $287/mo
• Projected year-2 tax: $3,459 · $288/mo
• Expected delta: +$12/yr (+$1/mo · 0.3%)

ⓘ 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 ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,972
• − Mortgage interest: −$10,587
• − Property taxes: −$3,447
• − Insurance: −$945
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$5,498
• Taxable loss: −$3,701
• Est. tax savings @ 24.0%: +$888
• After-tax cash flow: $380/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

+73.6% since first listed

16 events — show timeline

• 2026-06-06 Listed $189,000 NTREIS
• 2025-08-08 Sold (Public Records) — Public Records
• 2025-08-06 Sold (Public Records) — Public Records
• 2025-02-21 Contingent — NTREIS
• 2025-02-06 Price Changed $144,990 NTREIS
• 2025-01-31 Price Changed $154,900 NTREIS
• 2025-01-27 Price Changed $165,000 NTREIS
• 2025-01-21 Price Changed $170,000 NTREIS
• 2025-01-17 Price Changed $180,000 NTREIS
• 2025-01-08 Listed $185,000 NTREIS
• 2020-07-06 Sold (Public Records) — Public Records
• 2020-03-10 Sold (Public Records) — Public Records
• 2017-12-05 Sold (Public Records) — Public Records
• 2017-12-04 Listing Removed — NTREIS
• 2017-06-20 Listed $108,900 NTREIS
• 2017-05-31 Sold (Public Records) — Public Records

Property tax history

+9.9%/yr

Latest (2025): $3,447 · +7.3% YoY. Source: county tax records.