2564 High Crest Ave · Fort Worth, TX 76111

$130,000

3 bd · 1.0 ba · 1,308 sqft · SingleFamily public records · 70 Days on market

Built 1954 0.50 ac lot $99/sqft · 54% below area ↓ 26% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity—priced to sell at $140,000! This semi updated 2-bedroom, 1-bath home features major improvements already completed, including a new roof, siding, HVAC system, and hot water heater. The property sits on a spacious lot with plenty of room for outdoor living, expansion, or future value-add opportunities. Previously configured as a 3-bedroom, it can easily be converted back to maximize potential. Seller is motivated—this home won’t last long. Bring your highest and best offer! Conveniently located near major highways, shopping, and dining.

Key facts

• New siding
• New hot water heater
• Spacious lot

Tags

• UPDATED HOME
• NEW ROOF
• NEW SIDING
• NEW HVAC SYSTEM
• NEW HOT WATER HEATER
• SPACIOUS LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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 flat; 72 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 36% of the median local income ($60k/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 $899 of loan paydown is wiped out by about $4k 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 + 0.5% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1954 — 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: 1.40% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.59%
• DSCR: 1.78
• GRM: 5.9

CMA / ARV

• ARV (median comp): $283,614
• List price: $130,000
• Delta: -54.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2333 N Chandler Dr E	0.74mi	3/1.0	1,200 (-8%)	2mo	$189,000	$158	50
2550 High Crest Ave	0.08mi	2/2.0 (-1)	1,160 (-11%)	23mo	$310,000	$267	49
2309 Lotus Ave	0.74mi	2/1.0 (-1)	1,263 (-3%)	11mo	$315,000	$249	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 · 0.45% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.23×
• Total profit: $8,390
• Equity at exit: $19,383

10-year hold

• IRR: 13.1%
• Equity multiple: 1.92×
• Total profit: $33,402
• Equity at exit: $11,240

Cash invested: $36,400 (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 76111

• Home prices YoY: -19.2%
• Rents YoY: 0.5%
• Active inventory: 72
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,825 high
• Mortgage (P&I): −$682
• Tax from tax record: −$172 /mo · $2,067/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $534

Break-even live

Break-even rent $1,150

Max offer price $130,000

Occupancy floor 66%

Sensitivity live

Price	-10% $607	-5% $570	+0% $534	+5% $497	+10% $460
Rent	-10% $389	-5% $462	+0% $534	+5% $606	+10% $678
Rate	-1.0pp $599	-0.5pp $567	base $534	+0.5pp $500	+1.0pp $466

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2021 Bluebonnet Dr Fort Worth, TX	3.0	2.0	1270	$1,849	$1.46	26d	1	0.71mi
2021 Bluebonnet Dr Fort Worth, TX	3.0	2.0	1270	$1,850	$1.46	5d	1	0.71mi
2104 W Lotus Ave Fort Worth, TX	2.0	1.0	1039	$1,600	$1.54	8d	1	0.78mi
2204 Salisbury Ave Fort Worth, TX	2.0	1.0	910	$1,400	$1.54	26d	1	0.87mi
2517 Honeysuckle Ave Fort Worth, TX	2.0	2.0	1554	$2,195	$1.41	17d	1	1.12mi
2903 Lulu St Fort Worth, TX	2.0	1.0	1360	$1,500	$1.10	46d	1	1.12mi
2903 Weber St Fort Worth, TX	4.0	1.0	1064	$1,695	$1.59	46d	1	1.17mi
2905 Pacifico Way Fort Worth, TX	4.0	2.0	1661	$2,200	$1.32	23d	1	1.26mi
3800 Oscar Ave Fort Worth, TX	3.0	2.0	1673	$1,905	$1.14	5d	1	1.29mi
1852 E Northside Dr Fort Worth, TX	2.0	2.0	1083	$2,055	$1.90	21d	1	1.33mi
1852 E Northside Dr Unit 1885 Fort Worth, TX	3.0	2.0	1606	$2,340	$1.46	0d	1	1.35mi
1852 E Northside Dr Unit 1889 Fort Worth, TX	2.0	2.0	1169	$1,790	$1.53	0d	1	1.35mi
1817 Brittain St Fort Worth, TX	2.0	1.0	1530	$1,400	$0.92	24d	1	1.43mi

Listing history 21 events

1. 2026-06-22
   days on market $130,000 Active Option Contract 70 DOM
2. 2026-06-21
   statusdays on market $130,000 Active Option Contract 69 DOM
3. 2026-06-18
   days on market $130,000 Active 66 DOM
4. 2026-06-17
   days on market $130,000 Active 65 DOM
5. 2026-06-16
   days on market $130,000 Active 64 DOM
6. 2026-06-15
   days on market $130,000 Active 63 DOM
7. 2026-06-13
   days on market $130,000 Active 61 DOM
8. 2026-06-09
   days on market $130,000 Active 57 DOM
9. 2026-06-08
   days on market $130,000 Active 56 DOM
10. 2026-06-07
    days on market $130,000 Active 55 DOM
11. 2026-06-04
    days on market $130,000 Active 52 DOM
12. 2026-06-03
    days on market $130,000 Active 51 DOM
13. 2026-06-02
    days on market $130,000 Active 50 DOM
14. 2026-06-01
    days on market $130,000 Active 49 DOM
15. 2026-06-01
    status $130,000 Active 48 DOM
16. 2026-05-15
    status Pending 580-char remark

    Show marketing remark (580 chars)

    Investor opportunity—priced to sell at $140,000! This semi updated 2-bedroom, 1-bath home features major improvements already completed, including a new roof, siding, HVAC system, and hot water heater. The property sits on a spacious lot with plenty of room for outdoor living, expansion, or future value-add opportunities. Previously configured as a 3-bedroom, it can easily be converted back to maximize potential. Seller is motivated—this home won’t last long. Bring your highest and best offer! Conveniently located near major highways, shopping, and dining.

17. 2026-05-09
    historical Active Option Contract 580-char remark

    Show marketing remark (580 chars)

    Investor opportunity—priced to sell at $140,000! This semi updated 2-bedroom, 1-bath home features major improvements already completed, including a new roof, siding, HVAC system, and hot water heater. The property sits on a spacious lot with plenty of room for outdoor living, expansion, or future value-add opportunities. Previously configured as a 3-bedroom, it can easily be converted back to maximize potential. Seller is motivated—this home won’t last long. Bring your highest and best offer! Conveniently located near major highways, shopping, and dining.

18. 2026-05-07
    price $130,000 580-char remark

    Show marketing remark (580 chars)

    Investor opportunity—priced to sell at $140,000! This semi updated 2-bedroom, 1-bath home features major improvements already completed, including a new roof, siding, HVAC system, and hot water heater. The property sits on a spacious lot with plenty of room for outdoor living, expansion, or future value-add opportunities. Previously configured as a 3-bedroom, it can easily be converted back to maximize potential. Seller is motivated—this home won’t last long. Bring your highest and best offer! Conveniently located near major highways, shopping, and dining.

19. 2026-04-18
    price $140,000 580-char remark

    Show marketing remark (580 chars)

    Investor opportunity—priced to sell at $140,000! This semi updated 2-bedroom, 1-bath home features major improvements already completed, including a new roof, siding, HVAC system, and hot water heater. The property sits on a spacious lot with plenty of room for outdoor living, expansion, or future value-add opportunities. Previously configured as a 3-bedroom, it can easily be converted back to maximize potential. Seller is motivated—this home won’t last long. Bring your highest and best offer! Conveniently located near major highways, shopping, and dining.

20. 2026-04-07
    price $160,000 580-char remark

    Show marketing remark (580 chars)

    Investor opportunity—priced to sell at $140,000! This semi updated 2-bedroom, 1-bath home features major improvements already completed, including a new roof, siding, HVAC system, and hot water heater. The property sits on a spacious lot with plenty of room for outdoor living, expansion, or future value-add opportunities. Previously configured as a 3-bedroom, it can easily be converted back to maximize potential. Seller is motivated—this home won’t last long. Bring your highest and best offer! Conveniently located near major highways, shopping, and dining.

21. 2026-03-27
    listed $174,900 Active 580-char remark

    Show marketing remark (580 chars)

    Investor opportunity—priced to sell at $140,000! This semi updated 2-bedroom, 1-bath home features major improvements already completed, including a new roof, siding, HVAC system, and hot water heater. The property sits on a spacious lot with plenty of room for outdoor living, expansion, or future value-add opportunities. Previously configured as a 3-bedroom, it can easily be converted back to maximize potential. Seller is motivated—this home won’t last long. Bring your highest and best offer! Conveniently located near major highways, shopping, and dining.

ⓘ 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: $2,067 · $172/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$312/yr (+$26/mo · 15.1%)

ⓘ 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 · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,900
• − Mortgage interest: −$7,282
• − Property taxes: −$2,067
• − Insurance: −$650
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − Depreciation: −$3,782
• Taxable income: $4,616
• Est. tax owed @ 24.0%: −$1,108
• After-tax cash flow: $5,296/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): 20,989
• Household income: $60,194
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 616.0

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: Predominantly Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% White 24% Two or more races 24% Black 4% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 62%
• Common ancestry: Slovak 1%
• Foreign-born: 25% · Canada, Vietnam
• Languages at home: 45% English-only · Spanish 52% Other Asian/Pacific 1% Vietnamese 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: ▼ -74.75%
• Current HPI: 315.1072
• Rent YoY: ▲ 0.45%
• 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

-25.7% since first listed

6 events — show timeline

• 2026-05-15 Pending — NTREIS
• 2026-05-09 Contingent — NTREIS
• 2026-05-07 Price Changed $130,000 NTREIS
• 2026-04-18 Price Changed $140,000 NTREIS
• 2026-04-07 Price Changed $160,000 NTREIS
• 2026-03-27 Listed $174,900 NTREIS

Property tax history

+4.8%/yr

Latest (2025): $2,067 · +7.3% YoY. Source: county tax records.