2733 Livingston Ave · Fort Worth, TX 76110

$239,000

3 bd · 1.0 ba · 1,043 sqft · SingleFamily public records · 36 Days on market

Built 1956 6,273 sqft lot Est $288k · 17% 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 +12.6/30.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2733 Livingston Ave — an adorable 3-bedroom, 2-bath home nestled in one of Fort Worth's most sought-after neighborhoods, just minutes from TCU and zoned for highly regarded Lily B Clayton Elementary. Whether you're searching for the perfect place to call home or a smart addition to your investment portfolio, this 1,043 sq ft gem checks every box. Step inside and notice the upgrades that set this home apart — soft-close cabinets, granite countertops, stainless steel appliances, and stylish tiled bathrooms deliver the polished, move-in ready feel that buyers and renters alike love. Out back, a 6-foot privacy fence creates a peaceful retreat and the kind of outdoor space

Key facts

• Soft-close cabinets
• Tiled bathrooms
• 6-foot privacy fence

Tags

• SOFT-CLOSE CABINETS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• TILED BATHROOMS
• 6-FOOT PRIVACY FENCE
• OUTDOOR SPACE

Property features AI

Finance

• Other: Property listed with Leah Dunn Real Estate Group; Listing status: Active Under Contract
• Financial info: Accepts Cash, Conventional, FHA, VA
• HOA & community: No HOA / association

Exterior

• Parking: On-street parking; Open parking
• Security: Security system; Smoke detectors
• Utilities: City water; City sewer; Cable available
• Home design: Single-family residence; Residential property; One story; Not attached to other properties
• Construction: Built in 1956; Siding exterior; Composition/shingle roof; Slab foundation
• Exterior features: Wood fencing; Lot less than 0.5 acre

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Granite counters
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Cable TV available; Granite counters; High-speed internet available; Window coverings; 8 rooms; 1 living area; 1 dining area; One-level layout
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-32 ($-382/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (14.4% below list).
• Recommended offer: $205k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Lily B Clayton El (math 50% / reading 61%, grade C, #587 of 4,322 statewide, top 14%, 473 students, 47% FRL) — zoned schools average 47% FRL vs 73% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 56% at this address vs 23% district-wide (+32 pts) — the actual schools serving this property are materially stronger than the Fort Worth ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 153 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 35% of the median local income ($70k/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 $2k of loan paydown is wiped out by about $7k 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 36 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 1956 — 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 $204,620 (14.4% 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 36 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $287,868
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2733 Livingston Ave	0.00mi	3/2.0	1,043 (0%)	1mo	$239,000	$229	95
2600 Frazier Ave	0.28mi	2/1.0 (-1)	1,008 (-3%)	1mo	$240,000	$238	76
2900 Willing Ave	0.32mi	2/1.0 (-1)	1,020 (-2%)	11mo	$289,999	$284	68
3017 James Ave	0.33mi	2/1.0 (-1)	1,013 (-3%)	9mo	$215,000	$212	67
2725 Ryan Ave	0.26mi	2/1.5 (-1)	1,093 (+5%)	8mo	$309,900	$284	66
2700 Ryan Ave	0.26mi	2/2.0 (-1)	1,084 (+4%)	8mo	$298,921	$276	66
2916 Willing Ave	0.33mi	2/1.5 (-1)	996 (-4%)	7mo	$274,000	$275	64
3024 Willing Ave	0.43mi	2/1.0 (-1)	1,140 (+9%)	11mo	$315,000	$276	50
3229 8th Ave	0.61mi	2/1.0 (-1)	893 (-14%)	1mo	$243,000	$272	42
3208 Stanley Ave	0.54mi	2/1.5 (-1)	1,150 (+10%)	12mo	$245,000	$213	41
3241 Sandage Ave	0.75mi	3/2.0	1,115 (+7%)	11mo	$425,000	$381	41
1108 W Jessamine St	0.72mi	2/2.0 (-1)	932 (-11%)	11mo	$299,999	$322	31

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 · 0.7% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.32×
• Total profit: $-45,354
• Equity at exit: $35,636

10-year hold

• IRR: -18.5%
• Equity multiple: 0.10×
• Total profit: $-60,124
• Equity at exit: $20,664

Cash invested: $66,920 (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 76110

• Rents YoY: 0.7%
• Active inventory: 153
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,046 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$295 /mo · $3,544/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-32

Break-even live

Break-even rent $2,086

Max offer price $233,382

Occupancy floor 97%

Sensitivity live

Price	-10% $103	-5% $36	+0% $-32	+5% $-99	+10% $-167
Rent	-10% $-193	-5% $-113	+0% $-32	+5% $49	+10% $130
Rate	-1.0pp $89	-0.5pp $29	base $-32	+0.5pp $-94	+1.0pp $-157

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2708 Livingston Ave Fort Worth, TX	2.0	1.0	750	$1,297	$1.73	26d	1	0.10mi
2901 Stanley Ave Fort Worth, TX	2.0	1.0–2.0	829	$2,000	$2.41	5d	4	0.13mi
2717 Townsend Dr Fort Worth, TX	2.0	1.5	1024	$1,700	$1.66	26d	1	0.13mi
2821 Frazier Ave Unit 2823 Fort Worth, TX	3.0	2.0	1200	$1,600	$1.33	20d	1	0.17mi
2712 Frazier Ave Fort Worth, TX	3.0	2.0	1099	$2,625	$2.39	20d	1	0.21mi
2803 Wayside Ave Fort Worth, TX	3.0	2.0	1190	$1,700	$1.43	26d	1	0.22mi
2200 W Lowden St Fort Worth, TX	1.0–2.0	1.0	782	$1,410	$1.80	17d	6	0.23mi
2200 W Lowden St Unit 18 Fort Worth, TX	2.0	1.0	873	$1,410	$1.62	26d	1	0.24mi
2725 Forest Park Blvd Unit 2725 Fort Worth, TX	2.0	1.0	1000	$1,400	$1.40	45d	1	0.29mi
2633 Forest Park Blvd Fort Worth, TX	2.0	1.0	900	$1,695	$1.88	26d	1	0.32mi
2633 Forest Park Blvd Fort Worth, TX	2.0	1.0	900	$1,725	$1.92	5d	1	0.32mi
2001 Park Hill Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1024	$2,459	$2.40	4d	50	0.33mi
3024 8th Ave Fort Worth, TX	3.0	1.0	1048	$1,699	$1.62	26d	1	0.33mi
2532 Ryan Ave Fort Worth, TX	3.0	2.0	1416	$2,100	$1.48	45d	1	0.33mi
2205 Park Hill Dr Fort Worth, TX	2.0	2.0	1368	$1,950	$1.43	45d	1	0.38mi
2708 McCart Ave Fort Worth, TX	2.0	2.0	1045	$2,300	$2.20	20d	1	0.38mi
2708 McCart Ave Unit 2710 Fort Worth, TX	2.0	2.0	1045	$1,900	$1.82	17d	1	0.38mi
2714 McCart Ave Unit 2712 Fort Worth, TX	2.0	2.0	1045	$1,800	$1.72	17d	1	0.38mi
2213 Park Hill Dr Fort Worth, TX	2.0	2.5	1368	$2,900	$2.12	0d	1	0.39mi
2521 Forest Park Blvd Fort Worth, TX	2.0	1.0	1028	$2,150	$2.09	8d	1	0.40mi
2812 Ryan Place Dr Fort Worth, TX	2.0	1.0	1234	$2,795	$2.26	19d	1	0.51mi
3303 8th Ave Fort Worth, TX	3.0	2.0	1348	$2,000	$1.48	26d	1	0.64mi
2939 S Adams St Fort Worth, TX	2.0	1.0	800	$1,195	$1.49	45d	1	0.64mi
2720 W Devitt St Fort Worth, TX	2.0	2.0	740	$2,750	$3.72	20d	1	0.71mi
3241 Sandage Ave Fort Worth, TX	3.0	2.0	1115	$3,000	$2.69	20d	1	0.71mi
3145 Waits Ave #302 Fort Worth, TX	3.0	3.0	1245	$3,000	$2.41	26d	1	0.74mi
2505 Benbrook Blvd Unit 503 Fort Worth, TX	3.0	3.0	1367	$2,495	$1.83	45d	1	0.75mi
3411 8th Ave Fort Worth, TX	3.0	2.0	1280	$1,700	$1.33	6d	1	0.78mi
3437 Stanley Ave Fort Worth, TX	2.0	1.0	1000	$1,500	$1.50	45d	1	0.82mi
3136 Cockrell Ave Unit 102 Fort Worth, TX	3.0	3.0	1376	$3,900	$2.83	7d	1	0.85mi
2901 Travis Ave Fort Worth, TX	1.0–2.0	1.0–2.0	975	$1,340	$1.37	26d	5	0.85mi
2565 Rogers Ave Fort Worth, TX	2.0	1.0	1425	$1,795	$1.26	26d	1	0.86mi
2500 S University Dr Fort Worth, TX	2.0	2.5	1411	$2,200	$1.56	45d	1	0.88mi
3245 Cockrell Ave Fort Worth, TX	2.0	1.0	1402	$2,500	$1.78	45d	1	0.92mi
2837 Hemphill St Unit 202 Fort Worth, TX	2.0	2.0	1297	$1,800	$1.39	22d	1	0.92mi
3232 Cockrell Ave Fort Worth, TX	2.0	1.0	1128	$2,100	$1.86	45d	1	0.92mi
2837 Hemphill St Unit 203 Fort Worth, TX	2.0	2.0	1297	$1,875	$1.45	22d	1	0.92mi
3208 S University Dr Unit The Carter 204B Fort Worth, TX	3.0	2.0	1099	$3,600	$3.28	20d	1	0.95mi
3208 S University Dr Unit The Carter 106B Fort Worth, TX	3.0	2.0	1121	$3,600	$3.21	8d	1	0.95mi
3208 S University Dr Unit The Carter 306B Fort Worth, TX	4.0	2.0	1385	$4,800	$3.47	20d	1	0.95mi

Listing history 18 events

1. 2026-05-08
   status Pending
2. 2026-04-29
   historical Active Option Contract
3. 2026-04-02
   listed $239,000 Active
4. 2025-08-07
   historical $1,950
5. 2025-07-23
   listed $1,950
6. 2025-07-23
   historical $1,950
7. 2025-07-15
   price $1,950
8. 2025-07-07
   price $2,100
9. 2025-06-17
   price $2,300
10. 2025-05-07
    listed $2,350
11. 2025-05-07
    historical
12. 2025-05-06
    listed
13. 2021-05-04
    soldstatus
14. 2021-04-12
    soldstatus
15. 2017-08-31
    soldstatus
16. 2017-08-01
    soldstatus
17. 2017-08-01
    soldstatus
18. 1992-06-02
    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: $3,544 · $295/mo
• Projected year-2 tax: $4,374 · $364/mo
• Expected delta: +$829/yr (+$69/mo · 23.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $24,554
• − Mortgage interest: −$13,388
• − Property taxes: −$3,544
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − Depreciation: −$6,953
• Taxable loss: −$4,454
• Est. tax savings @ 24.0%: +$1,069
• After-tax cash flow: $687/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): 33,441
• Household income: $69,790
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 1471.0

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 (63%)
• Race & ethnicity: Hispanic / Latino 63% White 30% Two or more races 24% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 57%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 26% · Canada, China
• Languages at home: 45% English-only · Spanish 52% Other Asian/Pacific 1% Other Indo-European 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: ▼ -194.46%
• Current HPI: 274.8888
• Rent YoY: ▲ 0.70%
• 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

+10070.2% since first listed

18 events — show timeline

• 2026-05-08 Pending — NTREIS
• 2026-04-29 Contingent — NTREIS
• 2026-04-02 Listed $239,000 NTREIS
• 2025-08-07 Rental Removed $1,950 NTREIS
• 2025-07-23 Listed for Rent $1,950 NTREIS
• 2025-07-23 Rental Removed $1,950 TENANTTURNER2
• 2025-07-15 Price Changed $1,950 TENANTTURNER2
• 2025-07-07 Price Changed $2,100 TENANTTURNER2
• 2025-06-17 Price Changed $2,300 TENANTTURNER2
• 2025-05-07 Listed for Rent $2,350 TENANTTURNER2
• 2025-05-07 Rental Removed — BUILDIUM
• 2025-05-06 Listed for Rent — BUILDIUM
• 2021-05-04 Sold (Public Records) — Public Records
• 2021-04-12 Sold (Public Records) — Public Records
• 2017-08-31 Sold (Public Records) — Public Records
• 2017-08-01 Sold (Public Records) — Public Records
• 2017-08-01 Sold (Public Records) — Public Records
• 1992-06-02 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $3,544 · -19.0% YoY. Source: county tax records.