3624 Frazier Ave · Fort Worth, TX 76110

$138,000

3 bd · 1.0 ba · 796 sqft · SingleFamily public records · 11 Days on market

Built 1939 7,100 sqft lot Est $187k · 26% under

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 1939 vintage home. 2 Bedroom 1 bath 1 car detached garage. Beautiful oak wood flooring. Updates include windows, tub, HVAC, Electrical panel and roof. Foundation does appear unlevel towards back of home.

Key facts

• Updates include tub
• Updates include hvac
• Oak wood flooring

Tags

• OAK WOOD FLOORING
• UPDATES INCLUDE WINDOWS
• UPDATES INCLUDE TUB
• UPDATES INCLUDE HVAC
• UPDATES INCLUDE ROOF

Property features AI

Finance

• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking (1 covered space); Attached garage facing front with a single 2-car door; Garage approximately 10 ft wide by 19 ft long
• Utilities: City water; City sewer; Electricity connected; Natural gas available with individual gas meter; Cable available; Phone available; Concrete and curbs on property
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1939; Siding construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Interior lot; Lot dimensions approximately 50 x 142

Interior

• Kitchen: Gas cooktop
• Bedrooms: Two bedrooms (both on the main level); Primary bedroom on the main level
• Flooring: Hardwood floors
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Cable TV available; Five total rooms; One living area; One dining area; One-level floor plan
• Laundry & utility: Utility room with full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Cap rate 10.9% 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; 150 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 32% 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 $954 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 + 0.7% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1939 — 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 $138,000

Questions for the listing agent

1. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.34% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.43%
• DSCR: 1.73
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $187,060
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3821 Townsend Dr	0.27mi	2/1.0 (-1)	784 (-2%)	4mo	$159,900	$204	76
3550 Frazier Ave	0.14mi	2/1.0 (-1)	784 (-2%)	23mo	$230,000	$293	67
3213 8th Ave	0.69mi	3/1.0	832 (+4%)	6mo	$198,000	$238	55
4109 Wayside Ave	0.52mi	2/1.0 (-1)	807 (+1%)	20mo	$169,900	$211	52
3237 Ryan Ave	0.69mi	2/1.0 (-1)	786 (-1%)	15mo	$234,900	$299	49
3229 8th Ave	0.66mi	2/1.0 (-1)	893 (+12%)	1mo	$243,000	$272	43
3300 Livingston Ave	0.50mi	2/1.0 (-1)	892 (+12%)	13mo	$210,000	$235	41
3841 Willing Ave	0.62mi	3/1.5	884 (+11%)	12mo	$145,000	$164	40
3208 Greene Ave	0.72mi	2/2.0 (-1)	832 (+4%)	14mo	$465,000	$559	38
3225 Gordon Ave	0.55mi	2/1.0 (-1)	893 (+12%)	24mo	$130,000	$146	30
4212 Sandage Ave	0.71mi	2/2.0 (-1)	911 (+14%)	15mo	$200,000	$220	21

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: 4.9%
• Equity multiple: 1.19×
• Total profit: $7,163
• Equity at exit: $20,576

10-year hold

• IRR: 12.2%
• Equity multiple: 1.86×
• Total profit: $33,294
• Equity at exit: $11,932

Cash invested: $38,640 (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: 150
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,848 high
• Mortgage (P&I): −$724
• Tax from tax record: −$150 /mo · $1,799/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $529

Break-even live

Break-even rent $1,179

Max offer price $138,000

Occupancy floor 66%

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3437 Stanley Ave Fort Worth, TX	2.0	1.0	1000	$1,500	$1.50	43d	1	0.38mi
3241 Sandage Ave Fort Worth, TX	3.0	2.0	1115	$3,000	$2.69	18d	1	0.50mi
4113 McCart Ave Fort Worth, TX	2.0	1.0	807	$1,375	$1.70	43d	1	0.56mi
3419 S University Dr Unit D Fort Worth, TX	2.0	1.0	900	$1,095	$1.22	16d	1	0.60mi
3417 S University Dr Unit A Fort Worth, TX	2.0	1.0	1059	$1,095	$1.03	4d	1	0.61mi
3417 S University Dr Unit D Fort Worth, TX	2.0	1.0	900	$1,235	$1.37	43d	1	0.61mi
2720 W Devitt St Fort Worth, TX	2.0	2.0	740	$2,750	$3.72	18d	1	0.65mi
3301 S University Dr Unit C Fort Worth, TX	2.0	1.0	800	$1,500	$1.88	24d	1	0.66mi
4201 William Fleming Ct W Fort Worth, TX	2.0	1.5–2.0	865	$1,450	$1.68	1d	104	0.75mi
3208 S University Dr Unit The Carter 204B Fort Worth, TX	3.0	2.0	1099	$3,600	$3.28	18d	1	0.78mi
3208 S University Dr Unit The Carter 106B Fort Worth, TX	3.0	2.0	1121	$3,600	$3.21	6d	1	0.78mi
3211 Rogers Ave Fort Worth, TX	2.0	1.0	1015	$1,695	$1.67	14d	1	0.80mi
3024 8th Ave Fort Worth, TX	3.0	1.0	1048	$1,699	$1.62	24d	1	0.85mi
3205 Wabash Ave Fort Worth, TX	2.0	1.5	1050	$1,950	$1.86	43d	1	0.85mi
1215 Lowe St Fort Worth, TX	2.0	1.0	680	$1,250	$1.84	14d	1	0.89mi
3500 College Ave Fort Worth, TX	3.0	1.0	1012	$1,650	$1.63	43d	1	0.93mi
2200 W Lowden St Fort Worth, TX	1.0–2.0	1.0	782	$1,410	$1.80	15d	6	0.95mi
2200 W Lowden St Unit 18 Fort Worth, TX	2.0	1.0	873	$1,410	$1.62	24d	1	0.95mi
2901 Stanley Ave Fort Worth, TX	2.0	1.0–2.0	829	$2,000	$2.41	3d	4	0.98mi
2841 McCart Ave Fort Worth, TX	1.0–2.0	1.0	605	$1,324	$2.19	6d	1	0.98mi
2725 Forest Park Blvd Unit 2725 Fort Worth, TX	2.0	1.0	1000	$1,400	$1.40	43d	1	1.09mi
4316 Baldwin Ave Fort Worth, TX	2.0	1.0	730	$1,399	$1.92	43d	3	1.11mi
4317 Baldwin Ave Fort Worth, TX	1.0–2.0	1.0	642	$1,399	$2.18	43d	2	1.11mi
4318 Baldwin Ave Fort Worth, TX	2.0	1.0	730	$1,399	$1.92	43d	1	1.11mi
2717 Townsend Dr Fort Worth, TX	2.0	1.5	1024	$1,700	$1.66	24d	1	1.11mi
2712 Frazier Ave Fort Worth, TX	3.0	2.0	1099	$2,625	$2.39	18d	1	1.12mi
2714 McCart Ave Unit 2712 Fort Worth, TX	2.0	2.0	1045	$1,800	$1.72	14d	1	1.13mi
4321 Baldwin Ave Fort Worth, TX	2.0	1.0	730	$1,399	$1.92	43d	1	1.13mi
2708 McCart Ave Fort Worth, TX	2.0	2.0	1045	$2,300	$2.20	18d	1	1.14mi
2708 McCart Ave Unit 2710 Fort Worth, TX	2.0	2.0	1045	$1,900	$1.82	14d	1	1.14mi
2708 Livingston Ave Fort Worth, TX	2.0	1.0	750	$1,297	$1.73	24d	1	1.15mi
2633 Forest Park Blvd Fort Worth, TX	2.0	1.0	900	$1,725	$1.92	3d	1	1.18mi
2633 Forest Park Blvd Fort Worth, TX	2.0	1.0	900	$1,695	$1.88	24d	1	1.18mi
2939 S Adams St Fort Worth, TX	2.0	1.0	800	$1,195	$1.49	43d	1	1.19mi
2521 Forest Park Blvd Fort Worth, TX	2.0	1.0	1028	$2,150	$2.09	6d	1	1.32mi
4152 Anita Ave Fort Worth, TX	2.0	1.0	1112	$1,995	$1.79	18d	1	1.34mi
2001 Park Hill Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1024	$2,459	$2.40	2d	50	1.35mi
2901 Travis Ave Fort Worth, TX	1.0–2.0	1.0–2.0	975	$1,340	$1.37	24d	5	1.40mi
1000 W Hammond St Fort Worth, TX	2.0	1.0	900	$1,600	$1.78	24d	1	1.40mi

Listing history 8 events

1. 2026-06-13
   statusdays on market $138,000 Pending 11 DOM
2. 2026-06-09
   days on market $138,000 Active Option Contract 8 DOM
3. 2026-06-08
   statusdays on market $138,000 Active Option Contract 7 DOM
4. 2026-06-07
   days on market $138,000 Active 6 DOM
5. 2026-06-04
   days on market $138,000 Active 3 DOM
6. 2026-06-03
   days on market $138,000 Active 2 DOM
7. 2026-06-02
   remarks 212-char remark
8. 2026-06-02
   listed $138,000 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: $1,799 · $150/mo
• Projected year-2 tax: $2,525 · $210/mo
• Expected delta: +$726/yr (+$61/mo · 40.4%)

ⓘ 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 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: $22,179
• − Mortgage interest: −$7,730
• − Property taxes: −$1,799
• − Insurance: −$690
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − Depreciation: −$4,015
• Taxable income: $4,397
• Est. tax owed @ 24.0%: −$1,055
• After-tax cash flow: $5,293/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

2 events — show timeline

• 2026-05-29 Listed $138,000 NTREIS
• 1985-04-28 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,799 · +7.3% YoY. Source: county tax records.