1348 E Maddox · Fort Worth, TX 76104

$229,900

3 bd · 2.0 ba · 1,276 sqft · SingleFamily public records · 92 Days on market

Built 1999 6,534 sqft lot $180/sqft · 18% above area Est $263k · 13% 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 +13.2/15.0
• Cash flow +9.8/30.0
• Livability +4.0/5.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 BEDROOM 2 BATHROOM HOME WITH NEW UPDATES THROUGHOUT INCLUDING SHOWER FAUCETS TO BE INSTALLED. NEW DISHWASHER & STOVE to be installed DAY OF CLOSING. Just completed NEWLY PAINTED INTERIOR AND EXTERIOR INCLUDING FRONT DOOR. NEW GARAGE DOOR, OVERALL THIS HOUSE HAS BEEN REFRESHED. NEW LANDSCAPING, LOCATION IS VERY CONVENIENT TO I-35. SMOKE detectors will be installed. Already has LVP or tile floors. NEW kitchen hardware and light fixtures will be installed in March.

Key facts

• New landscaping
• Convenient location
• New garage door

Tags

• NEWLY PAINTED FRONT DOOR
• NEW GARAGE DOOR
• NEW LANDSCAPING
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-146 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (20.9% below list).
• Recommended offer: $182k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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; 172 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 35% of the median local income ($62k/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 92 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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

• 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 $181,848 (20.9% 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. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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. 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: 0.79% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.71%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $263,088
• List price: $229,900
• Delta: -12.61%
• 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
1454 Avenue Ave E	0.36mi	3/2.0	1,314 (+3%)	6mo	$242,900	$185	73
1507 E Maddox Ave	0.16mi	3/2.5	1,120 (-12%)	5mo	$199,000	$178	66
1248 E Jessamine St	0.63mi	3/2.0	1,296 (+2%)	6mo	$240,000	$185	63
1420 Driess St	0.55mi	3/2.0	1,213 (-5%)	7mo	$200,000	$165	60
1205 E Harvey Ave	0.53mi	3/2.0	1,353 (+6%)	6mo	$225,000	$166	60
1532 E Myrtle St	0.16mi	2/1.0 (-1)	1,100 (-14%)	1mo	$184,990	$168	60
1037 E Richmond Ave	0.43mi	3/2.0	1,421 (+11%)	3mo	$227,000	$160	58
1601 E Cannon St	0.73mi	3/2.0	1,250 (-2%)	6mo	$214,999	$172	58
1028 E Jessamine St	0.73mi	3/2.0	1,198 (-6%)	3mo	$244,900	$204	54
1402 Driess St	0.55mi	3/2.0	1,450 (+14%)	1mo	$295,000	$203	51
1429 Missouri Ave	0.67mi	3/2.0	1,409 (+10%)	4mo	$275,000	$195	48
1917 Avenue B	0.69mi	2/1.0 (-1)	1,102 (-14%)	6mo	$204,900	$186	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 · 0.05% rent growth · sell at horizon

5-year hold

• IRR: -24.1%
• Equity multiple: 0.20×
• Total profit: $-51,742
• Equity at exit: $34,279

10-year hold

• IRR: -30.7%
• Equity multiple: -0.20×
• Total profit: $-77,178
• Equity at exit: $19,878

Cash invested: $64,372 (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 76104

• Home prices YoY: -11.6%
• Rents YoY: 0.1%
• Active inventory: 172
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,818 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$281 /mo · $3,369/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-146

Break-even live

Break-even rent $2,003

Max offer price $204,192

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1516 E Maddox Ave Fort Worth, TX	3.0	2.0	1485	$1,895	$1.28	21d	1	0.21mi
1605 E Morphy St Fort Worth, TX	3.0	2.0	1090	$1,425	$1.31	1d	1	0.27mi
1327 E Baltimore Ave Fort Worth, TX	3.0	2.0	1426	$1,650	$1.16	24d	1	0.28mi
1511 Illinois Ave Fort Worth, TX	4.0	2.0	1800	$2,500	$1.39	43d	1	0.37mi
1601 Daniel St Fort Worth, TX	3.0	2.0	1869	$1,795	$0.96	5d	1	0.40mi
1501 Avenue E Fort Worth, TX	4.0	2.5	1650	$2,195	$1.33	15d	1	0.41mi
1057 E Oleander St Fort Worth, TX	3.0	2.5	1501	$2,435	$1.62	20d	1	0.48mi
2104 Daniel St Fort Worth, TX	3.0	2.0	1440	$1,675	$1.16	43d	1	0.49mi
958 E Allen Ave Fort Worth, TX	3.0	3.0	1568	$4,300	$2.74	43d	1	0.50mi
1229 E Harvey Ave Fort Worth, TX	3.0	2.0	1684	$2,175	$1.29	5d	1	0.50mi
2100 Belzise Ter Fort Worth, TX	4.0	2.5	1869	$2,045	$1.09	5d	1	0.53mi
1332 Driess St Fort Worth, TX	3.0	2.0	1565	$1,850	$1.18	17d	1	0.54mi
2108 Belzise Ter Fort Worth, TX	4.0	2.5	1869	$1,950	$1.04	43d	1	0.54mi
1016 E Arlington Ave Unit C Fort Worth, TX	2.0	1.0	918	$995	$1.08	16d	1	0.55mi
2120 Belzise Ter Fort Worth, TX	4.0	2.5	1869	$1,945	$1.04	24d	1	0.55mi
2124 Belzise Ter Fort Worth, TX	4.0	2.5	1869	$1,945	$1.04	19d	1	0.56mi
1718 E Powell Ave Fort Worth, TX	2.0	1.5	930	$1,655	$1.78	43d	1	0.67mi
1601 E Leuda St Fort Worth, TX	3.0	2.0	1197	$1,750	$1.46	43d	1	0.67mi
1228 E Leuda St Fort Worth, TX	3.0	2.0	1388	$2,100	$1.51	43d	1	0.67mi
1017 E Humbolt St Fort Worth, TX	2.0	2.0	1400	$1,550	$1.11	43d	1	0.67mi
1521 E Cannon St Fort Worth, TX	2.0	2.0	1140	$1,600	$1.40	43d	1	0.72mi
823 E Arlington Ave Fort Worth, TX	4.0	2.5	1720	$2,350	$1.37	24d	1	0.75mi
1011 Marion Ave Fort Worth, TX	2.0	1.0	1000	$1,400	$1.40	43d	1	0.82mi
612 Luxton St Unit 202 Fort Worth, TX	2.0	1.0	900	$1,095	$1.22	43d	1	0.82mi
1429 E Robert St Fort Worth, TX	3.0	2.0	1050	$1,350	$1.29	21d	1	0.83mi
1608 E Robert St Fort Worth, TX	3.0	2.0	1028	$1,525	$1.48	6d	1	0.90mi
1108 E Robert St Fort Worth, TX	3.0	1.0	1444	$1,825	$1.26	21d	1	0.91mi
1032 E Tucker St Fort Worth, TX	3.0	2.0	1796	$2,100	$1.17	15d	1	0.92mi
921 E Hattie St Unit 1301587P Fort Worth, TX	3.0	3.0	1517	$4,701	$3.10	15d	1	0.92mi
1037 Colvin St Fort Worth, TX	2.0	1.0	1092	$1,500	$1.37	19d	1	0.96mi
642 E Harvey Ave Fort Worth, TX	4.0	2.0	1755	$2,099	$1.20	43d	1	0.96mi
1310 Crawford St Fort Worth, TX	2.0	2.0	938	$1,393	$1.49	6d	1	0.98mi
2705 Belzise Ter Fort Worth, TX	2.0	2.0	1160	$1,450	$1.25	43d	1	1.09mi
1016 Bryan Ave Unit 102 Fort Worth, TX	2.0	2.5	1400	$2,500	$1.79	24d	1	1.10mi
2640 Berryhill Dr Fort Worth, TX	2.0	1.0	1478	$1,299	$0.88	24d	1	1.13mi
1925 Saint Louis Ave Fort Worth, TX	3.0	1.0	1219	$1,695	$1.39	43d	1	1.20mi
1212 Lowden Cir Fort Worth, TX	2.0	1.0	890	$970	$1.09	43d	1	1.22mi
1920 Saint Louis Ave Fort Worth, TX	4.0	3.0	1484	$1,745	$1.18	43d	1	1.22mi
2920 Pima Ln Fort Worth, TX	3.0	2.5	1540	$1,800	$1.17	13d	1	1.23mi
315 W Magnolia Ave Fort Worth, TX	2.0	1.0–2.0	827	$2,118	$2.56	2d	40	1.23mi

Listing history 20 events

1. 2026-06-15
   status $229,900 Pending 92 DOM
2. 2026-06-13
   days on market $229,900 Active Contingent 92 DOM
3. 2026-06-09
   days on market $229,900 Active Contingent 88 DOM
4. 2026-06-08
   days on market $229,900 Active Contingent 87 DOM
5. 2026-06-07
   days on market $229,900 Active Contingent 86 DOM
6. 2026-06-04
   days on market $229,900 Active Contingent 83 DOM
7. 2026-06-03
   days on market $229,900 Active Contingent 82 DOM
8. 2026-06-02
   days on market $229,900 Active Contingent 81 DOM
9. 2026-06-02
   days on market $229,900 Active Contingent 80 DOM
10. 2026-05-31
    days on market $229,900 Active Contingent 79 DOM
11. 2026-05-02
    historical Active Option Contract 478-char remark

    Show marketing remark (478 chars)

    3 BEDROOM 2 BATHROOM HOME WITH NEW UPDATES THROUGHOUT INCLUDING SHOWER FAUCETS TO BE INSTALLED. NEW DISHWASHER & STOVE to be installed DAY OF CLOSING. Just completed NEWLY PAINTED INTERIOR AND EXTERIOR INCLUDING FRONT DOOR. NEW GARAGE DOOR, OVERALL THIS HOUSE HAS BEEN REFRESHED. NEW LANDSCAPING, LOCATION IS VERY CONVENIENT TO I-35. SMOKE detectors will be installed. Already has LVP or tile floors. NEW kitchen hardware and light fixtures will be installed in March.

12. 2026-04-08
    price $229,900 478-char remark

    Show marketing remark (478 chars)

    3 BEDROOM 2 BATHROOM HOME WITH NEW UPDATES THROUGHOUT INCLUDING SHOWER FAUCETS TO BE INSTALLED. NEW DISHWASHER & STOVE to be installed DAY OF CLOSING. Just completed NEWLY PAINTED INTERIOR AND EXTERIOR INCLUDING FRONT DOOR. NEW GARAGE DOOR, OVERALL THIS HOUSE HAS BEEN REFRESHED. NEW LANDSCAPING, LOCATION IS VERY CONVENIENT TO I-35. SMOKE detectors will be installed. Already has LVP or tile floors. NEW kitchen hardware and light fixtures will be installed in March.

13. 2026-04-07
    status Active 478-char remark

    Show marketing remark (478 chars)

    3 BEDROOM 2 BATHROOM HOME WITH NEW UPDATES THROUGHOUT INCLUDING SHOWER FAUCETS TO BE INSTALLED. NEW DISHWASHER & STOVE to be installed DAY OF CLOSING. Just completed NEWLY PAINTED INTERIOR AND EXTERIOR INCLUDING FRONT DOOR. NEW GARAGE DOOR, OVERALL THIS HOUSE HAS BEEN REFRESHED. NEW LANDSCAPING, LOCATION IS VERY CONVENIENT TO I-35. SMOKE detectors will be installed. Already has LVP or tile floors. NEW kitchen hardware and light fixtures will be installed in March.

14. 2026-03-31
    historical Active Option Contract 478-char remark

    Show marketing remark (478 chars)

    3 BEDROOM 2 BATHROOM HOME WITH NEW UPDATES THROUGHOUT INCLUDING SHOWER FAUCETS TO BE INSTALLED. NEW DISHWASHER & STOVE to be installed DAY OF CLOSING. Just completed NEWLY PAINTED INTERIOR AND EXTERIOR INCLUDING FRONT DOOR. NEW GARAGE DOOR, OVERALL THIS HOUSE HAS BEEN REFRESHED. NEW LANDSCAPING, LOCATION IS VERY CONVENIENT TO I-35. SMOKE detectors will be installed. Already has LVP or tile floors. NEW kitchen hardware and light fixtures will be installed in March.

15. 2026-03-13
    listed $239,900 Active 478-char remark

    Show marketing remark (478 chars)

    3 BEDROOM 2 BATHROOM HOME WITH NEW UPDATES THROUGHOUT INCLUDING SHOWER FAUCETS TO BE INSTALLED. NEW DISHWASHER & STOVE to be installed DAY OF CLOSING. Just completed NEWLY PAINTED INTERIOR AND EXTERIOR INCLUDING FRONT DOOR. NEW GARAGE DOOR, OVERALL THIS HOUSE HAS BEEN REFRESHED. NEW LANDSCAPING, LOCATION IS VERY CONVENIENT TO I-35. SMOKE detectors will be installed. Already has LVP or tile floors. NEW kitchen hardware and light fixtures will be installed in March.

16. 2018-03-01
    soldstatus
17. 2010-12-26
    historical
18. 2010-07-01
    listed $44,900 Active
19. 2002-12-10
    soldstatus
20. 1996-04-24
    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: $3,369 · $281/mo
• Projected year-2 tax: $4,207 · $351/mo
• Expected delta: +$839/yr (+$70/mo · 24.9%)

ⓘ 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 · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $21,822
• − Mortgage interest: −$12,878
• − Property taxes: −$3,369
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$6,688
• Taxable loss: −$5,754
• Est. tax savings @ 24.0%: +$1,381
• After-tax cash flow: $-365/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): 20,443
• Household income: $61,658
• Rent vs Own: 63.1% rent · 36.9% own
• Severe rent burden: 1060.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 45% Black 28% White 21% Two or more races 17% Asian 2%
• Hispanic origin (detail): Mexican 41% Cuban 1%
• Common ancestry: Lithuanian 1% Italian 1% Arab 1%
• Foreign-born: 21% · Canada, Vietnam, Philippines
• Languages at home: 58% English-only · Spanish 37% Arabic 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: ▼ -36.10%
• Current HPI: 276.383
• Rent YoY: ▬ 0.05%
• 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

+412.0% since first listed

10 events — show timeline

• 2026-05-02 Contingent — NTREIS
• 2026-04-08 Price Changed $229,900 NTREIS
• 2026-04-07 Relisted — NTREIS
• 2026-03-31 Contingent — NTREIS
• 2026-03-13 Listed $239,900 NTREIS
• 2018-03-01 Sold (Public Records) — Public Records
• 2010-12-26 Listing Removed — NTREIS
• 2010-07-01 Listed $44,900 NTREIS
• 2002-12-10 Sold (Public Records) — Public Records
• 1996-04-24 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $3,369 · -18.9% YoY. Source: county tax records.