2600 W Bewick St · Fort Worth, TX 76109

$419,000

3 bd · 1.0 ba · 1,918 sqft · SingleFamily public records · 139 Days on market

Built 1947 7,013 sqft lot $218/sqft · 15% below area Est $495k · 15% under ↓ 6% since listing

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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 +14.4/15.0
• Cash flow +9.1/30.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Full Duplex, two separate units each roughly 1000 sq ft. Large lot with plenty of parking. Hard wood floors throughout both units. The unit on the right has 3 bedrooms, 1 bath, living room and kitchen. The unit on the left has 2 bedrooms, 1 bath, kitchen, living room and dining room.

Key facts

• Hard wood floors
• Large lot
• Full duplex

Tags

• FULL DUPLEX
• LARGE LOT
• HARD WOOD FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $419k.

Deal economics

• At list price, monthly cash flow is $-325 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $362k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $309k (26.3% below list).
• Recommended offer: $309k (26.3% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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 rising fast (+4.7%/yr); 185 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 37% of the median local income ($101k/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 $3k of loan paydown is wiped out by about $13k 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 139 days — a 12% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (6%) 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 $308,978 (26.3% 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 139 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.74% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.32%
• DSCR: 0.85
• GRM: 11.3

CMA / ARV

• ARV (median comp): $494,920
• List price: $419,000
• Delta: -15.34%
• 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
3221 Waits Ave	0.25mi	3/1.0	1,804 (-6%)	8mo	$395,000	$219	72
3241 Waits Ave	0.21mi	3/3.0	2,132 (+11%)	0mo	$695,000	$326	63
3118 Greene Ave	0.41mi	3/1.0	1,809 (-6%)	11mo	$550,000	$304	62
3224 Cockrell Ave	0.34mi	3/2.0	1,754 (-9%)	5mo	$455,000	$259	61
3516 Rogers Ave	0.46mi	4/2.0 (+1)	1,862 (-3%)	10mo	$499,000	$268	56
3305 Park Ridge Blvd	0.18mi	4/3.0 (+1)	1,674 (-13%)	3mo	$445,000	$266	55
3529 Stadium Dr	0.61mi	3/2.0	1,789 (-7%)	5mo	$499,000	$279	52
3605 Jeanette Dr	0.45mi	3/2.0	1,660 (-14%)	3mo	$478,000	$288	50
3128 Odessa Ave	0.62mi	3/3.5	2,065 (+8%)	1mo	$775,000	$375	47
3221 Stadium Dr	0.60mi	3/2.0	2,093 (+9%)	10mo	$799,900	$382	44
2833 W Biddison St	0.23mi	4/4.5 (+1)	2,109 (+10%)	12mo	$599,999	$284	43
3032 James Ave	0.70mi	3/2.0	1,676 (-13%)	9mo	$399,995	$239	34

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 · 4.67% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.29×
• Total profit: $-83,336
• Equity at exit: $62,474

10-year hold

• IRR: -10.1%
• Equity multiple: 0.34×
• Total profit: $-76,928
• Equity at exit: $36,227

Cash invested: $117,320 (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 76109

• Rents YoY: 4.7%
• Active inventory: 185
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $3,090 high
• Mortgage (P&I): −$2,197
• Tax from tax record: −$394 /mo · $4,726/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$649
• Net cashflow: $-325

Break-even live

Break-even rent $3,501

Max offer price $361,628

Occupancy floor —

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: $104,750
• Closing costs: $12,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2716 W Biddison St Fort Worth, TX	4.0	3.0	1572	$4,000	$2.54	12d	1	0.11mi
2521 Benbrook Blvd Fort Worth, TX	3.0	3.0	1849	$4,000	$2.16	4d	1	0.12mi
2804 W Biddison St Fort Worth, TX	4.0	3.0	2200	$4,250	$1.93	14d	1	0.13mi
2509 Benbrook Blvd Unit 902 Fort Worth, TX	3.0	3.0	1756	$2,595	$1.48	43d	1	0.13mi
2505 Benbrook Blvd Unit 503 Fort Worth, TX	3.0	3.0	1367	$2,495	$1.83	43d	1	0.14mi
3240 Sandage Ave Fort Worth, TX	4.0	4.0	2200	$3,900	$1.77	14d	1	0.18mi
3229 Waits Ave Fort Worth, TX	4.0	3.0	1830	$3,900	$2.13	43d	1	0.24mi
3217 Lubbock Ave Unit B Fort Worth, TX	3.0	3.0	1856	$3,150	$1.70	18d	1	0.25mi
3445 Frazier Ave Fort Worth, TX	3.0	2.5	1540	$2,200	$1.43	43d	1	0.29mi
3245 Cockrell Ave Fort Worth, TX	2.0	1.0	1402	$2,500	$1.78	43d	1	0.29mi
3201 Forest Park Blvd Fort Worth, TX	4.0	4.0	1772	$3,750	$2.12	18d	1	0.32mi
3145 Waits Ave #302 Fort Worth, TX	3.0	3.0	1245	$3,000	$2.41	24d	1	0.33mi
3259 S University Dr Unit A Fort Worth, TX	3.0	3.0	1490	$2,495	$1.67	43d	1	0.33mi
3553 Mission St Fort Worth, TX	4.0	2.0	1510	$2,950	$1.95	6d	1	0.34mi
3128 Lubbock Ave Fort Worth, TX	4.0	4.0	1800	$3,500	$1.94	6d	1	0.34mi
3324 S University Dr Unit Down Fort Worth, TX	2.0	2.0	1312	$1,600	$1.22	4d	1	0.34mi
2933 South Hills Ave Fort Worth, TX	4.0	3.0	2301	$3,500	$1.52	18d	1	0.35mi
3136 Wayside Ave Fort Worth, TX	3.0	2.5	1875	$3,000	$1.60	6d	1	0.37mi
3134 Wayside Ave Fort Worth, TX	3.0	2.5	1922	$3,000	$1.56	6d	1	0.38mi
3315 Rogers Ave Fort Worth, TX	3.0	1.0	1532	$3,300	$2.15	43d	1	0.38mi
3144 Cockrell Ave Fort Worth, TX	3.0	3.0	2210	$2,550	$1.15	4d	1	0.40mi
3136 Cockrell Ave Unit 102 Fort Worth, TX	3.0	3.0	1376	$3,900	$2.83	5d	1	0.42mi
3208 S University Dr Unit The Carter 306B Fort Worth, TX	4.0	2.0	1385	$4,800	$3.47	18d	1	0.43mi
3605 Jeanette Dr Fort Worth, TX	3.0	2.0	1660	$3,200	$1.93	24d	1	0.43mi
3704 Jeanette Dr Fort Worth, TX	4.0	3.0	2148	$2,900	$1.35	14d	1	0.49mi
3616 Harwen Ter Fort Worth, TX	3.0	2.0	1664	$3,300	$1.98	43d	1	0.59mi
3533 Stadium Dr Fort Worth, TX	3.0	2.0	1683	$3,000	$1.78	4d	1	0.60mi
3103 Odessa Ave Fort Worth, TX	4.0	2.0	1884	$4,500	$2.39	43d	1	0.63mi
3817 Winfield Ave Unit 2026 2027 Fort Worth, TX	4.0	4.0	2283	$2,995	$1.31	18d	1	0.65mi
3557 Winston Rd Fort Worth, TX	4.0	2.0	2184	$3,095	$1.42	43d	1	0.65mi
3417 Westcliff Rd S Fort Worth, TX	3.0	2.0	1818	$3,500	$1.93	18d	1	0.65mi
3411 8th Ave Fort Worth, TX	3.0	2.0	1280	$1,700	$1.33	4d	1	0.66mi
3303 8th Ave Fort Worth, TX	3.0	2.0	1348	$2,000	$1.48	24d	1	0.68mi
2821 Parmer Ave #125 Fort Worth, TX	3.0	3.5	1898	$2,350	$1.24	43d	1	0.73mi
2800 Sandage Ave Apt 203 Fort Worth, TX	3.0	3.0	1931	$3,300	$1.71	6d	1	0.75mi
3518 Westcliff Rd S Fort Worth, TX	4.0	4.0	2539	$4,000	$1.58	11d	1	0.76mi
2813 Parmer Ave Unit 103 Fort Worth, TX	3.0	2.5	2405	$4,200	$1.75	19d	1	0.76mi
2800 Lubbock Ave Unit 102 Fort Worth, TX	3.0	2.5	2405	$4,200	$1.75	22d	1	0.76mi
3201 Ryan Ave Fort Worth, TX	4.0	2.0	2000	$2,100	$1.05	43d	1	0.77mi
2816 Gordon Ave Fort Worth, TX	3.0	3.0	1570	$3,000	$1.91	6d	1	0.82mi

Listing history 18 events

1. 2026-06-18
   days on market $419,000 Active 139 DOM
2. 2026-06-17
   days on market $419,000 Active 138 DOM
3. 2026-06-16
   days on market $419,000 Active 137 DOM
4. 2026-06-15
   days on market $419,000 Active 136 DOM
5. 2026-06-13
   days on market $419,000 Active 134 DOM
6. 2026-06-09
   days on market $419,000 Active 130 DOM
7. 2026-06-08
   days on market $419,000 Active 129 DOM
8. 2026-06-07
   days on market $419,000 Active 128 DOM
9. 2026-06-04
   days on market $419,000 Active 125 DOM
10. 2026-06-03
    days on market $419,000 Active 124 DOM
11. 2026-06-02
    days on market $419,000 Active 123 DOM
12. 2026-06-02
    days on market $419,000 Active 122 DOM
13. 2026-05-31
    days on market $419,000 Active 121 DOM
14. 2026-05-18
    status Active 284-char remark

    Show marketing remark (284 chars)

    Full Duplex, two separate units each roughly 1000 sq ft. Large lot with plenty of parking. Hard wood floors throughout both units. The unit on the right has 3 bedrooms, 1 bath, living room and kitchen. The unit on the left has 2 bedrooms, 1 bath, kitchen, living room and dining room.

15. 2026-05-12
    historical Active Option Contract 284-char remark

    Show marketing remark (284 chars)

    Full Duplex, two separate units each roughly 1000 sq ft. Large lot with plenty of parking. Hard wood floors throughout both units. The unit on the right has 3 bedrooms, 1 bath, living room and kitchen. The unit on the left has 2 bedrooms, 1 bath, kitchen, living room and dining room.

16. 2026-03-27
    price $419,000 284-char remark

    Show marketing remark (284 chars)

    Full Duplex, two separate units each roughly 1000 sq ft. Large lot with plenty of parking. Hard wood floors throughout both units. The unit on the right has 3 bedrooms, 1 bath, living room and kitchen. The unit on the left has 2 bedrooms, 1 bath, kitchen, living room and dining room.

17. 2026-01-28
    listed $444,900 Active 284-char remark

    Show marketing remark (284 chars)

    Full Duplex, two separate units each roughly 1000 sq ft. Large lot with plenty of parking. Hard wood floors throughout both units. The unit on the right has 3 bedrooms, 1 bath, living room and kitchen. The unit on the left has 2 bedrooms, 1 bath, kitchen, living room and dining room.

18. 1994-07-13
    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: $4,726 · $394/mo
• Projected year-2 tax: $7,668 · $639/mo
• Expected delta: +$2,942/yr (+$245/mo · 62.2%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,077
• − Mortgage interest: −$23,471
• − Property taxes: −$4,726
• − Insurance: −$2,095
• − Repairs & maintenance: −$2,966
• − Management: −$2,966
• − Depreciation: −$12,189
• Taxable loss: −$11,336
• Est. tax savings @ 24.0%: +$2,721
• After-tax cash flow: $-1,177/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): 26,006
• Household income: $100,507
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 1281.0

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 White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 11% Two or more races 7% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 5% Italian 3% Lithuanian 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 85% English-only · Spanish 7% Other Indo-European 2% Arabic 2%

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: ▼ -505.62%
• Current HPI: 296.162
• Rent YoY: ▲ 4.67%
• 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

-5.8% since first listed

5 events — show timeline

• 2026-05-18 Relisted — NTREIS
• 2026-05-12 Contingent — NTREIS
• 2026-03-27 Price Changed $419,000 NTREIS
• 2026-01-28 Listed $444,900 NTREIS
• 1994-07-13 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $4,726 · -2.4% YoY. Source: county tax records.