2713 Cordone St · Fort Worth, TX 76133

$180,000

3 bd · 2.0 ba · 1,278 sqft · SingleFamily public records · 175 Days on market

Built 1955 8,712 sqft lot $141/sqft · 21% below area Est $229k · 21% under

---

Why this score? — see what drove the C+ 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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• Livability +4.0/5.0
• 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

Located in an established Fort Worth neighborhood with convenient access to shopping, dining, schools, and major roadways, this 3 bedroom 1.5 bath home with attached carport presents a solid opportunity for investors or buyers looking to renovate and add value. The property offers a functional layout and is well-suited for a full renovation, rental hold, or resale project. Check it out!

Key facts

• 8,712 sq ft lot
• Parking
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 soft (-0.2%/yr); 205 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); solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 32% of the median local income ($76k/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 $1k of loan paydown is wiped out by about $5k 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 175 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $180k implies a 236% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.13% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.69%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (median comp): $228,804
• List price: $180,000
• Delta: -21.33%
• 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
2720 Martin Lydon Ave	0.10mi	3/2.0	1,291 (+1%)	8mo	$249,997	$194	87
5050 Lubbock Ave	0.13mi	3/1.5	1,271 (-0%)	8mo	$200,000	$157	84
4937 Rutland Ave	0.25mi	2/2.0 (-1)	1,348 (+6%)	2mo	$250,000	$185	73
2805 Cordone St	0.06mi	3/2.0	1,126 (-12%)	6mo	$205,000	$182	72
5312 Waits Ave	0.46mi	3/1.5	1,235 (-3%)	2mo	$241,175	$195	69
2704 Cordone St	0.03mi	4/1.5 (+1)	1,468 (+15%)	4mo	$234,000	$159	63
3512 Binyon Ave	0.71mi	3/1.0	1,275 (-0%)	0mo	$257,500	$202	62
4417 Odessa Ave	0.65mi	4/2.0 (+1)	1,231 (-4%)	3mo	$245,000	$199	56
3401 Cromart Ave	0.47mi	3/2.0	1,438 (+12%)	2mo	$275,000	$191	55
4955 Odessa Ave	0.36mi	3/2.0	1,468 (+15%)	8mo	$274,900	$187	52
4809 S Ridge Ter	0.74mi	2/1.5 (-1)	1,238 (-3%)	2mo	$129,000	$104	51
4429 Rutland Ave	0.60mi	2/2.0 (-1)	1,186 (-7%)	4mo	$195,000	$164	51

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.76×
• Total profit: $-11,868
• Equity at exit: $26,839

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-3,361
• Equity at exit: $15,563

Cash invested: $50,400 (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 76133

• Rents YoY: -0.2%
• Active inventory: 205
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,038 high
• Mortgage (P&I): −$944
• Tax from tax record: −$226 /mo · $2,713/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $365

Break-even live

Break-even rent $1,576

Max offer price $180,000

Occupancy floor 77%

Sensitivity live

Price	-10% $467	-5% $416	+0% $365	+5% $314	+10% $263
Rent	-10% $204	-5% $284	+0% $365	+5% $445	+10% $526
Rate	-1.0pp $456	-0.5pp $411	base $365	+0.5pp $318	+1.0pp $271

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2800 Sadler Ave Fort Worth, TX	3.0	2.0	1811	$2,300	$1.27	44d	1	0.09mi
3120 Covert Ave Fort Worth, TX	3.0	2.0	1701	$2,075	$1.22	44d	1	0.31mi
2908 Binyon Ave Fort Worth, TX	3.0	1.0	1249	$1,775	$1.42	25d	1	0.35mi
4904 Odessa Ave Fort Worth, TX	3.0	2.0	1360	$2,050	$1.51	25d	1	0.36mi
2800 W Fuller Ave Fort Worth, TX	3.0	1.5	1161	$1,650	$1.42	44d	1	0.38mi
3104 Medina Ave Fort Worth, TX	3.0	2.0	1355	$1,850	$1.37	22d	1	0.38mi
3263 Bilglade Rd Fort Worth, TX	3.0	2.5	1687	$1,995	$1.18	25d	1	0.44mi
3401 Leith Ave Fort Worth, TX	3.0	2.0	1425	$1,800	$1.26	4d	1	0.47mi
3259 Binyon Ave Fort Worth, TX	3.0	1.0	1260	$2,200	$1.75	14d	1	0.50mi
3412 Martin Lydon Ave Fort Worth, TX	3.0	2.0	1773	$2,400	$1.35	22d	1	0.57mi
3513 Wosley Dr Fort Worth, TX	3.0	2.0	1688	$1,975	$1.17	44d	1	0.72mi
2101 Bettibart St Fort Worth, TX	4.0	2.0	1550	$1,600	$1.03	17d	1	0.81mi
2101 Bettibart St Fort Worth, TX	4.0	2.0	1550	$1,600	$1.03	21d	1	0.81mi
4900 Vega Ct W Fort Worth, TX	3.0	2.0	1555	$2,350	$1.51	44d	1	0.86mi
4709 Trail Lake Dr Fort Worth, TX	4.0	2.0	1654	$2,020	$1.22	25d	1	0.93mi
5612 James Ave Fort Worth, TX	1.0–3.0	1.0–2.0	824	$1,700	$2.06	3d	8	0.93mi
4256 Standish Rd Fort Worth, TX	3.0	2.0	1392	$1,650	$1.19	25d	1	0.94mi
4201 William Fleming Ct W Fort Worth, TX	2.0	1.5–2.0	865	$1,450	$1.68	2d	104	0.96mi
3745 Willomet Ave Fort Worth, TX	3.0	2.0	1302	$1,795	$1.38	6d	1	1.14mi
4129 Winfield Ave Fort Worth, TX	3.0	2.0	1465	$2,580	$1.76	3d	1	1.17mi
3524 South Dr Fort Worth, TX	4.0	2.0	1641	$2,795	$1.70	5d	1	1.18mi
1232 Cameron St Fort Worth, TX	3.0	1.0	1168	$1,595	$1.37	44d	1	1.19mi
1232 Cameron St Fort Worth, TX	3.0	1.0	1168	$1,595	$1.37	18d	1	1.19mi
4317 Clay Ave Fort Worth, TX	3.0	1.0	1240	$1,995	$1.61	25d	1	1.20mi
3816 Cornish Ave Fort Worth, TX	3.0	2.0	1595	$1,320	$0.83	2d	1	1.23mi
5357 Wonder Dr Fort Worth, TX	3.0	2.0	1864	$1,550	$0.83	17d	1	1.24mi
4228 Winfield Ave Fort Worth, TX	4.0	2.0	1486	$3,500	$2.36	19d	1	1.24mi
4152 Anita Ave Fort Worth, TX	2.0	1.0	1112	$1,995	$1.79	19d	1	1.26mi
3827 Cornish Ave Fort Worth, TX	3.0	2.0	1428	$1,299	$0.91	5d	1	1.27mi
5352 Wonder Dr Fort Worth, TX	2.0	2.0	1244	$1,495	$1.20	44d	1	1.28mi
3961 W Spurgeon St Fort Worth, TX	4.0	2.0	1820	$2,185	$1.20	14d	1	1.29mi
5338 Wonder Dr Fort Worth, TX	3.0	2.0	1610	$1,695	$1.05	44d	1	1.31mi
4012 Boyd Ave Fort Worth, TX	3.0	2.0	1565	$2,695	$1.72	5d	1	1.32mi
1000 W Hammond St Fort Worth, TX	2.0	1.0	900	$1,600	$1.78	25d	1	1.36mi
4009 Anita Ave Fort Worth, TX	4.0	2.0	1771	$3,800	$2.15	19d	1	1.39mi
6302 Peggy Dr Fort Worth, TX	2.0	2.0	1302	$1,450	$1.11	44d	1	1.42mi
6258 Canyon Cir Fort Worth, TX	2.0	2.0	1190	$1,400	$1.18	44d	1	1.43mi
6310 Peggy Dr Fort Worth, TX	2.0	2.0	1250	$1,500	$1.20	6d	1	1.43mi
5303 Wooten Dr Fort Worth, TX	3.0	2.0	1524	$1,750	$1.15	44d	1	1.45mi
5301 Wooten Dr Fort Worth, TX	3.0	2.0	1524	$1,750	$1.15	25d	1	1.45mi

Listing history 22 events

1. 2026-06-18
   days on market $180,000 Active 175 DOM
2. 2026-06-17
   days on market $180,000 Active 174 DOM
3. 2026-06-16
   days on market $180,000 Active 173 DOM
4. 2026-06-15
   days on market $180,000 Active 172 DOM
5. 2026-06-13
   days on market $180,000 Active 170 DOM
6. 2026-06-09
   days on market $180,000 Active 167 DOM
7. 2026-06-08
   days on market $180,000 Active 166 DOM
8. 2026-06-07
   days on market $180,000 Active 165 DOM
9. 2026-06-04
   days on market $180,000 Active 162 DOM
10. 2026-06-03
    days on market $180,000 Active 161 DOM
11. 2026-06-02
    days on market $180,000 Active 160 DOM
12. 2026-05-31
    days on market $180,000 Active 159 DOM
13. 2026-04-30
    price $180,000 389-char remark

    Show marketing remark (389 chars)

    Located in an established Fort Worth neighborhood with convenient access to shopping, dining, schools, and major roadways, this 3 bedroom 1.5 bath home with attached carport presents a solid opportunity for investors or buyers looking to renovate and add value. The property offers a functional layout and is well-suited for a full renovation, rental hold, or resale project. Check it out!

14. 2026-03-05
    price $185,000 389-char remark

    Show marketing remark (389 chars)

    Located in an established Fort Worth neighborhood with convenient access to shopping, dining, schools, and major roadways, this 3 bedroom 1.5 bath home with attached carport presents a solid opportunity for investors or buyers looking to renovate and add value. The property offers a functional layout and is well-suited for a full renovation, rental hold, or resale project. Check it out!

15. 2025-12-23
    listed $200,000 Active 389-char remark

    Show marketing remark (389 chars)

    Located in an established Fort Worth neighborhood with convenient access to shopping, dining, schools, and major roadways, this 3 bedroom 1.5 bath home with attached carport presents a solid opportunity for investors or buyers looking to renovate and add value. The property offers a functional layout and is well-suited for a full renovation, rental hold, or resale project. Check it out!

16. 2016-04-29
    soldstatus
17. 2016-04-25
    soldstatus Sold 359-char remark

    Show marketing remark (359 chars)

    SUPERB VALUE! READY FOR YOUR PERSONAL TOUCHES AND UPDATES * ORIGINAL HARDWOOD FLOORS IN LIVING, DINING, HALLWAY AND ALL BEDROOMS * COZY FLOORPLAN, LARGE LIVING AND GOOD SIZED BEDROOMS WITH HALF BATH IN MASTER * LARGE BACKYARD * 1 CAR COVERED CARPORT WITH STORAGE AREA * GOOD BONES, EXCELLENT REHAB PROJECT OR FOR RENTAL * CASH PREFERRED, CONVENTIONAL OK. ..

18. 2016-04-13
    status Pending 359-char remark

    Show marketing remark (359 chars)

    SUPERB VALUE! READY FOR YOUR PERSONAL TOUCHES AND UPDATES * ORIGINAL HARDWOOD FLOORS IN LIVING, DINING, HALLWAY AND ALL BEDROOMS * COZY FLOORPLAN, LARGE LIVING AND GOOD SIZED BEDROOMS WITH HALF BATH IN MASTER * LARGE BACKYARD * 1 CAR COVERED CARPORT WITH STORAGE AREA * GOOD BONES, EXCELLENT REHAB PROJECT OR FOR RENTAL * CASH PREFERRED, CONVENTIONAL OK. ..

19. 2016-04-07
    historical Active Option Contract 359-char remark

    Show marketing remark (359 chars)

    SUPERB VALUE! READY FOR YOUR PERSONAL TOUCHES AND UPDATES * ORIGINAL HARDWOOD FLOORS IN LIVING, DINING, HALLWAY AND ALL BEDROOMS * COZY FLOORPLAN, LARGE LIVING AND GOOD SIZED BEDROOMS WITH HALF BATH IN MASTER * LARGE BACKYARD * 1 CAR COVERED CARPORT WITH STORAGE AREA * GOOD BONES, EXCELLENT REHAB PROJECT OR FOR RENTAL * CASH PREFERRED, CONVENTIONAL OK. ..

20. 2016-03-31
    listed $75,000 Active 359-char remark

    Show marketing remark (359 chars)

    SUPERB VALUE! READY FOR YOUR PERSONAL TOUCHES AND UPDATES * ORIGINAL HARDWOOD FLOORS IN LIVING, DINING, HALLWAY AND ALL BEDROOMS * COZY FLOORPLAN, LARGE LIVING AND GOOD SIZED BEDROOMS WITH HALF BATH IN MASTER * LARGE BACKYARD * 1 CAR COVERED CARPORT WITH STORAGE AREA * GOOD BONES, EXCELLENT REHAB PROJECT OR FOR RENTAL * CASH PREFERRED, CONVENTIONAL OK. ..

21. 1994-07-27
    soldstatus $53,580
22. 1988-11-17
    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: $2,713 · $226/mo
• Projected year-2 tax: $3,294 · $274/mo
• Expected delta: +$581/yr (+$48/mo · 21.4%)

ⓘ 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: $24,455
• − Mortgage interest: −$10,083
• − Property taxes: −$2,713
• − Insurance: −$900
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − Depreciation: −$5,236
• Taxable income: $1,610
• Est. tax owed @ 24.0%: −$386
• After-tax cash flow: $3,992/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): 53,958
• Household income: $75,523
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 2000.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 39% White 34% Black 21% Two or more races 19% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 15% · Canada, China, Philippines
• Languages at home: 70% English-only · Spanish 25% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -196.95%
• Current HPI: 293.8679
• Rent YoY: ▼ -0.20%
• 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

+235.9% since first listed

10 events — show timeline

• 2026-04-30 Price Changed $180,000 NTREIS
• 2026-03-05 Price Changed $185,000 NTREIS
• 2025-12-23 Listed $200,000 NTREIS
• 2016-04-29 Sold (Public Records) — Public Records
• 2016-04-25 Sold (MLS) — NTREIS
• 2016-04-13 Pending — NTREIS
• 2016-04-07 Contingent — NTREIS
• 2016-03-31 Listed $75,000 NTREIS
• 1994-07-27 Sold (Public Records) $53,580 Public Records
• 1988-11-17 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $2,713 · -2.4% YoY. Source: county tax records.