5204 Curzon Ave · Fort Worth, TX 76107

$179,000

3 bd · 1.0 ba · 1,007 sqft · SingleFamily public records · 107 Days on market

Built 1951 7,623 sqft lot $178/sqft · 26% below area Est $241k · 26% under ↓ 28% since listing

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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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 5204 Curzon Fort Worth. This well maintained home in the heart of Fort Worth is ready for the next owner. Property features a large fenced yard with multiple sheds, central heat and air, new paint and walking distance to Lake Como. The converted garage works well as the 3rd bedroom. The home is also conveniently located near malls, churches and the highway. Schedule your showing today.

Key facts

• Multiple sheds
• Fenced yard
• Central heat and air

Tags

• FENCED YARD
• MULTIPLE SHEDS
• CENTRAL HEAT AND AIR
• WALKING DISTANCE TO LAKE COMO
• CONVERTED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (4.4% below list).
• Recommended offer: $163k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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 (+2.9%/yr); 271 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

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 107 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $40k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $162,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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: 0.96% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.70%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $241,116
• List price: $179,000
• Delta: -25.76%
• 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
5321 Lovell	0.17mi	3/1.0	1,036 (+3%)	9mo	$211,900	$205	80
5513 Geddes Ave	0.38mi	3/2.0	1,050 (+4%)	5mo	$229,900	$219	67
5433 Houghton Ave	0.41mi	2/1.0 (-1)	936 (-7%)	4mo	$149,900	$160	61
4812 Curzon Ave	0.41mi	3/2.0	1,104 (+10%)	4mo	$195,000	$177	58
5520 Birchman Ave	0.49mi	2/1.0 (-1)	925 (-8%)	9mo	$247,000	$267	52
5100 Birchman Ave	0.35mi	2/1.0 (-1)	1,158 (+15%)	4mo	$369,000	$319	51
5329 Libbey Ave	0.71mi	2/1.0 (-1)	975 (-3%)	8mo	$169,000	$173	50
4711 Birchman Ave	0.59mi	2/1.0 (-1)	952 (-6%)	11mo	$305,000	$320	49
5828 Houghton Ave	0.75mi	3/1.0	1,060 (+5%)	11mo	$206,700	$195	47
4620 Calmont Ave	0.65mi	2/1.0 (-1)	910 (-10%)	2mo	$315,000	$346	46
5117 Libbey Ave	0.69mi	3/1.0	1,114 (+11%)	10mo	$204,000	$183	41
4525 Calmont Ave	0.73mi	2/1.0 (-1)	1,128 (+12%)	2mo	$275,000	$244	39

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 · 2.94% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.56×
• Total profit: $-21,896
• Equity at exit: $26,689

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-10,128
• Equity at exit: $15,477

Cash invested: $50,120 (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 76107

• Rents YoY: 2.9%
• Active inventory: 271
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,710 high
• Mortgage (P&I): −$939
• Tax from tax record: −$225 /mo · $2,702/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $113

Break-even live

Break-even rent $1,568

Max offer price $179,000

Occupancy floor 88%

Sensitivity live

Price	-10% $214	-5% $163	+0% $113	+5% $62	+10% $11
Rent	-10% $-22	-5% $45	+0% $113	+5% $180	+10% $248
Rate	-1.0pp $203	-0.5pp $158	base $113	+0.5pp $66	+1.0pp $19

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5101 Locke Ave Unit 2900 Fort Worth, TX	2.0	1.0	995	$1,300	$1.31	24d	1	0.17mi
5020 Donnelly Ave Fort Worth, TX	3.0	2.0	1200	$2,000	$1.67	14d	1	0.17mi
5020 Donnelly Ave #5022 Fort Worth, TX	3.0	2.0	1200	$2,000	$1.67	12d	1	0.17mi
5036 Diaz Ave Fort Worth, TX	3.0	2.5	1231	$1,995	$1.62	5d	1	0.22mi
5002 Geddes Ave Fort Worth, TX	2.0	1.0	924	$1,495	$1.62	44d	1	0.24mi
4933 Curzon Ave Fort Worth, TX	2.0	2.0	900	$1,650	$1.83	44d	1	0.25mi
4914 Donnelly Ave Fort Worth, TX	2.0	1.0	760	$1,100	$1.45	22d	1	0.28mi
4919 Lovell Ave Unit 4919 Fort Worth, TX	2.0	1.5	880	$1,350	$1.53	44d	1	0.29mi
4900 Geddes Ave Fort Worth, TX	2.0	1.5	1136	$1,650	$1.45	24d	1	0.34mi
5007 Birchman Ave Fort Worth, TX	2.0	2.0	1332	$2,025	$1.52	12d	1	0.37mi
4814 Lovell Ave Fort Worth, TX	2.0	1.0	900	$1,400	$1.56	24d	1	0.41mi
4904 Calmont Ave Fort Worth, TX	3.0	2.0	1450	$1,800	$1.24	14d	1	0.43mi
4825 Diaz Ave #3 Fort Worth, TX	2.0	1.5	1140	$1,200	$1.05	44d	1	0.43mi
5529 Diaz Ave Fort Worth, TX	3.0	1.0	816	$1,400	$1.72	6d	1	0.44mi
4824 Wellesley Ave Apt C Fort Worth, TX	2.0	1.0	837	$1,400	$1.67	20d	1	0.48mi
4824 Wellesley Ave Unit A Fort Worth, TX	2.0	1.0	837	$1,400	$1.67	44d	1	0.48mi
3602 Eldridge St Fort Worth, TX	1.0–2.0	1.0–2.0	916	$1,600	$1.75	3d	10	0.48mi
4811 Houghton Ave Fort Worth, TX	2.0	2.0	1000	$1,395	$1.40	20d	1	0.49mi
5108 Kilpatrick Ave Fort Worth, TX	3.0	2.0	1298	$1,975	$1.52	2d	1	0.51mi
3205 Donnelly Cir #205 Fort Worth, TX	2.0	2.5	1206	$1,700	$1.41	24d	1	0.52mi
5313 Collinwood Ave Fort Worth, TX	2.0	1.0	1412	$2,495	$1.77	6d	1	0.53mi
3205 Donnelly Cir Fort Worth, TX	2.0	2.0	1206	$1,700	$1.41	24d	1	0.54mi
3245 Donnelly Cir Fort Worth, TX	1.0–2.0	1.0–2.5	1290	$1,500	$1.16	44d	1	0.54mi
5536 Fletcher Ave Fort Worth, TX	2.0	1.0	852	$1,375	$1.61	24d	1	0.55mi
4720 Wellesley Ave Fort Worth, TX	2.0	1.0	920	$1,175	$1.28	21d	1	0.55mi
4720 Wellesley Ave Fort Worth, TX	1.0–2.0	1.0	745	$1,175	$1.58	24d	1	0.55mi
4928 El Campo Ave Fort Worth, TX	1.0–2.0	1.0	800	$1,350	$1.69	1d	5	0.56mi
4817 Fletcher Ave Fort Worth, TX	2.0	2.0	1195	$1,850	$1.55	24d	1	0.56mi
4705 Diaz Ave Fort Worth, TX	2.0	2.0	1140	$1,625	$1.43	44d	1	0.57mi
4727 Wellesley Ave Fort Worth, TX	2.0	1.0–2.0	786	$1,430	$1.82	10d	15	0.60mi
4621 Houghton Ave Fort Worth, TX	3.0	1.0	1134	$1,995	$1.76	44d	1	0.65mi
4738 El Campo Ave Fort Worth, TX	2.0	1.0	775	$1,125	$1.45	24d	1	0.67mi
4908 Byers Ave Unit D Fort Worth, TX	2.0	2.0	1026	$1,295	$1.26	24d	1	0.70mi
4901 Bryce Ave Unit 9 Fort Worth, TX	2.0	1.0	894	$1,450	$1.62	44d	1	0.70mi
4628 Bonnell Ave Unit 1545936P Fort Worth, TX	3.0	2.0	1291	$4,516	$3.50	14d	1	0.72mi
2320 Kenley St Fort Worth, TX	2.0	3.0	1248	$1,795	$1.44	24d	1	0.72mi
5832 Locke Ave Fort Worth, TX	2.0	2.0	885	$1,550	$1.75	44d	1	0.73mi
5832 Locke Ave Fort Worth, TX	2.0	1.0	884	$1,450	$1.64	15d	1	0.73mi
4704 Collinwood Ave Fort Worth, TX	2.0	1.0	900	$1,925	$2.14	13d	1	0.76mi
5885 Calmont Ave Fort Worth, TX	1.0–3.0	1.0–2.5	1214	$3,358	$2.77	1d	151	0.77mi

Listing history 31 events

1. 2026-06-18
   days on market $179,000 Active 107 DOM
2. 2026-06-17
   days on market $179,000 Active 106 DOM
3. 2026-06-16
   days on market $179,000 Active 105 DOM
4. 2026-06-15
   days on market $179,000 Active 104 DOM
5. 2026-06-13
   pricedays on market $179,000 Active 102 DOM
6. 2026-06-09
   days on market $199,000 Active 98 DOM
7. 2026-06-08
   days on market $199,000 Active 97 DOM
8. 2026-06-07
   days on market $199,000 Active 96 DOM
9. 2026-06-04
   days on market $199,000 Active 93 DOM
10. 2026-06-03
    days on market $199,000 Active 92 DOM
11. 2026-06-02
    days on market $199,000 Active 91 DOM
12. 2026-06-02
    days on market $199,000 Active 90 DOM
13. 2026-05-31
    days on market $199,000 Active 89 DOM
14. 2026-04-30
    price $199,000 399-char remark

    Show marketing remark (399 chars)

    Welcome to 5204 Curzon Fort Worth. This well maintained home in the heart of Fort Worth is ready for the next owner. Property features a large fenced yard with multiple sheds, central heat and air, new paint and walking distance to Lake Como. The converted garage works well as the 3rd bedroom. The home is also conveniently located near malls, churches and the highway. Schedule your showing today.

15. 2026-03-03
    listed $219,000 Active 399-char remark

    Show marketing remark (399 chars)

    Welcome to 5204 Curzon Fort Worth. This well maintained home in the heart of Fort Worth is ready for the next owner. Property features a large fenced yard with multiple sheds, central heat and air, new paint and walking distance to Lake Como. The converted garage works well as the 3rd bedroom. The home is also conveniently located near malls, churches and the highway. Schedule your showing today.

16. 2025-05-20
    historical $1,650
17. 2025-03-17
    price $1,650
18. 2025-03-16
    price $199,000
19. 2025-03-14
    listed $1,800
20. 2025-02-26
    price $215,000
21. 2025-01-23
    price $225,000
22. 2024-06-25
    price $239,000
23. 2024-01-25
    price $260,000
24. 2023-09-04
    price $255,000
25. 2023-08-17
    price $260,000
26. 2023-08-08
    listed $275,000 Active
27. 2023-04-10
    soldstatus
28. 2019-03-04
    soldstatus
29. 2001-03-30
    soldstatus
30. 1998-06-17
    soldstatus
31. 1998-06-15
    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: $2,702 · $225/mo
• Projected year-2 tax: $3,276 · $273/mo
• Expected delta: +$573/yr (+$48/mo · 21.2%)

ⓘ 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 ≥108°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: $20,526
• − Mortgage interest: −$10,027
• − Property taxes: −$2,702
• − Insurance: −$895
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$5,207
• Taxable loss: −$1,589
• Est. tax savings @ 24.0%: +$381
• After-tax cash flow: $1,735/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): 30,994
• Household income: $79,990
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 2303.0

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 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 20% Black 15% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 1%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 82% English-only · Spanish 14% French/Haitian/Cajun 1% Chinese 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: ▼ -447.90%
• Current HPI: 296.4355
• Rent YoY: ▲ 2.94%
• 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

-27.6% since first listed

18 events — show timeline

• 2026-04-30 Price Changed $199,000 NTREIS
• 2026-03-03 Listed $219,000 NTREIS
• 2025-05-20 Rental Removed $1,650 NTREIS
• 2025-03-17 Price Changed $1,650 NTREIS
• 2025-03-16 Price Changed $199,000 NTREIS
• 2025-03-14 Listed for Rent $1,800 NTREIS
• 2025-02-26 Price Changed $215,000 NTREIS
• 2025-01-23 Price Changed $225,000 NTREIS
• 2024-06-25 Price Changed $239,000 NTREIS
• 2024-01-25 Price Changed $260,000 NTREIS
• 2023-09-04 Price Changed $255,000 NTREIS
• 2023-08-17 Price Changed $260,000 NTREIS
• 2023-08-08 Listed $275,000 NTREIS
• 2023-04-10 Sold (Public Records) — Public Records
• 2019-03-04 Sold (Public Records) — Public Records
• 2001-03-30 Sold (Public Records) — Public Records
• 1998-06-17 Sold (Public Records) — Public Records
• 1998-06-15 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,702 · -2.4% YoY. Source: county tax records.