4244 Carol Ave · Fort Worth, TX 76105

$219,500

3 bd · 2.0 ba · 1,378 sqft · SingleFamily public records · 44 Days on market

Built 1955 5,880 sqft lot $159/sqft · 7% above area Est $205k · 7% over

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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).

• Cash flow +12.2/30.0
• Appreciation +10.0/10.0
• ARV discount +4.4/15.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Key facts

• 5,880 sq ft lot
• Garage
• Built 1955

Property features AI

Finance

• Other: No smart home features reported
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Attached garage; Covered parking (1 covered space); 1 garage space
• Utilities: City water; City sewer; Natural gas available; Cable available; Municipal utility district: No
• Home design: Single-family residence; Residential property; One story; Property not attached to another
• Construction: Built in 1955; Shingle roof; Pillar/post/pier foundation
• Exterior features: Lot under 0.5 acre (approximately 0.135 acres); Subdivision: JACKSON, B ADDITION; Directions provided to property

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms (main level); Primary bathroom with natural stone/granite surfaces
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Granite counters; Seven total rooms; Two living areas; One dining area; One-level layout
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-43 ($-513/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (19.6% below list).
• Recommended offer: $176k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 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.
• Zoned schools: S S Dillow El (math 16% / reading 17%, grade F, #3,946 of 4,322 statewide, top 92%, 398 students, 97% FRL) — zoned schools average 97% FRL vs 73% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 101 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• At $1,765/mo this rent would consume 46% of the median local household income ($46k/yr) (locally 884% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $23k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Tarrant County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $61k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,491 (19.6% 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 44 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.80% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.83%
• DSCR: 0.96
• GRM: 10.4

CMA / ARV

• ARV (median comp): $205,371
• List price: $219,500
• Delta: 6.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4249 Crenshaw Ave	0.03mi	3/2.0	1,456 (+6%)	4mo	$234,900	$161	86
4001 Fitzhugh Ave	0.32mi	4/1.0 (+1)	1,380 (+0%)	1mo	$135,000	$98	75
4248 Bertha Ave	0.11mi	3/1.0	1,260 (-9%)	2mo	$140,000	$111	75
2312 Dillow St	0.41mi	3/2.0	1,221 (-11%)	2mo	$205,000	$168	60
2233 Eastover Ave	0.24mi	3/1.0	1,185 (-14%)	2mo	$205,000	$173	59
4133 Ave H	0.71mi	3/2.0	1,338 (-3%)	4mo	$252,500	$189	59
4824 Sunshine Dr	0.55mi	3/2.0	1,564 (+14%)	0mo	$289,000	$185	52
4613 Reed St	0.70mi	4/2.0 (+1)	1,306 (-5%)	3mo	$217,000	$166	51
2509 Campbell St	0.74mi	3/2.0	1,280 (-7%)	3mo	$240,000	$188	51
4117 Wiman Dr	0.68mi	3/2.5	1,513 (+10%)	3mo	$115,000	$76	48
1700 S Edgewood Ter	0.73mi	3/1.5	1,521 (+10%)	1mo	$225,000	$148	46
4204 Avenue H	0.71mi	3/2.0	1,173 (-15%)	6mo	$229,900	$196	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 2.90×
• Total profit: $116,800
• Equity at exit: $197,743

10-year hold

• IRR: 21.0%
• Equity multiple: 6.63×
• Total profit: $346,054
• Equity at exit: $426,440

Cash invested: $61,460 (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 76105

• Home prices YoY: 14.2%
• Active inventory: 101
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,765 high
• Mortgage (P&I): −$1,151
• Tax from tax record: −$194 /mo · $2,334/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-43

Break-even live

Break-even rent $1,819

Max offer price $211,948

Occupancy floor 97%

Sensitivity live

Price	-10% $82	-5% $19	+0% $-43	+5% $-105	+10% $-167
Rent	-10% $-182	-5% $-112	+0% $-43	+5% $27	+10% $97
Rate	-1.0pp $68	-0.5pp $13	base $-43	+0.5pp $-100	+1.0pp $-157

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: $54,875
• Closing costs: $6,585
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4312 Lorin Ave Fort Worth, TX	4.0	2.0	1230	$2,000	$1.63	45d	1	0.11mi
2500 S Edgewood Ter Fort Worth, TX	1.0–3.0	1.0–2.5	1123	$1,895	$1.69	3d	34	0.24mi
2701 Vogt St Fort Worth, TX	3.0	2.0	1090	$1,475	$1.35	15d	1	0.47mi
3816 Avenue N Fort Worth, TX	3.0	1.0	1108	$1,550	$1.40	7d	1	0.57mi
3731 Avenue M Unit M Fort Worth, TX	3.0	2.0	1425	$1,900	$1.33	23d	1	0.68mi
4508 Wiman Dr Fort Worth, TX	3.0	2.0	1045	$1,564	$1.50	0d	1	0.76mi
3921 Avenue H Unit H Fort Worth, TX	3.0	2.0	1064	$1,550	$1.46	8d	1	0.79mi
3421 Bright St Unit 3421 Fort Worth, TX	3.0	1.0	900	$1,375	$1.53	45d	1	0.83mi
4929 Willie St Fort Worth, TX	3.0	2.0	1386	$1,650	$1.19	0d	1	0.89mi
4929 Willie St Fort Worth, TX	3.0	2.0	1386	$1,650	$1.19	5d	1	0.89mi
3983 Griggs Ct Fort Worth, TX	3.0	1.0	1062	$1,500	$1.41	0d	1	1.00mi
5055 Virgil St Fort Worth, TX	3.0	2.0	1089	$1,650	$1.52	26d	1	1.04mi
4336 Jana Dr Fort Worth, TX	3.0	1.0	1070	$1,650	$1.54	5d	1	1.08mi
2128 R. W. Bivens Ln Fort Worth, TX	3.0	2.0	1045	$1,615	$1.55	15d	1	1.09mi
5336 Cottey St Fort Worth, TX	3.0	2.0	1045	$1,699	$1.63	45d	1	1.13mi
5328 Carol Ave Fort Worth, TX	4.0	2.0	1230	$2,100	$1.71	45d	1	1.14mi
912 Clairemont Ave Fort Worth, TX	2.0	1.0	936	$1,300	$1.39	45d	1	1.18mi
3201 Mount Horum Way Fort Worth, TX	3.0	2.0	1045	$1,675	$1.60	0d	1	1.21mi
4217 Wilhelm St Fort Worth, TX	3.0	2.0	1380	$1,650	$1.20	45d	1	1.22mi
3300 Avenue H Fort Worth, TX	2.0	1.0	1050	$1,150	$1.10	45d	1	1.24mi
3302 Avenue H Unit 3300 Fort Worth, TX	2.0	1.0	1050	$1,150	$1.10	45d	1	1.24mi
1007 Tierney Rd Unit 1007 Fort Worth, TX	2.0	1.0	1600	$1,250	$0.78	45d	1	1.31mi
1810 Wiseman Ave Fort Worth, TX	3.0	2.0	1000	$1,500	$1.50	45d	1	1.34mi
2912 Avenue K Fort Worth, TX	3.0	1.5	1200	$1,600	$1.33	45d	1	1.41mi
3100 Avenue G Unit G Fort Worth, TX	2.0	1.0	1000	$850	$0.85	14d	1	1.42mi
2825 Bideker Ave Fort Worth, TX	3.0	1.0	900	$1,500	$1.67	26d	1	1.42mi
3100 Avenue G Unit 200 Fort Worth, TX	2.0	1.0	1000	$750	$0.75	14d	1	1.42mi
2909 Avenue K Fort Worth, TX	3.0	2.0	1490	$700	$0.47	45d	1	1.43mi
501 S Edgewood Ter Fort Worth, TX	1.0–2.0	1.0–2.0	887	$1,575	$1.77	14d	10	1.47mi
3211 Montague St Fort Worth, TX	3.0	2.0	1460	$1,999	$1.37	45d	1	1.47mi
2839 Avenue J Unit J Fort Worth, TX	3.0	1.5	1000	$1,455	$1.46	26d	1	1.50mi

Listing history 16 events

1. 2026-06-21
   days on market $219,500 Active 44 DOM
2. 2026-06-18
   days on market $219,500 Active 41 DOM
3. 2026-06-17
   days on market $219,500 Active 40 DOM
4. 2026-06-16
   days on market $219,500 Active 39 DOM
5. 2026-06-15
   days on market $219,500 Active 38 DOM
6. 2026-06-13
   days on market $219,500 Active 36 DOM
7. 2026-06-09
   days on market $219,500 Active 32 DOM
8. 2026-06-08
   days on market $219,500 Active 31 DOM
9. 2026-06-07
   days on market $219,500 Active 30 DOM
10. 2026-06-04
    days on market $219,500 Active 27 DOM
11. 2026-06-03
    days on market $219,500 Active 26 DOM
12. 2026-06-02
    days on market $219,500 Active 25 DOM
13. 2026-06-01
    days on market $219,500 Active 24 DOM
14. 2026-05-31
    days on market $219,500 Active 23 DOM
15. 2026-05-08
    listed $219,500 Active 645-char remark
16. 1996-03-19
    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: $2,334 · $194/mo
• Projected year-2 tax: $4,017 · $335/mo
• Expected delta: +$1,683/yr (+$140/mo · 72.1%)

ⓘ 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 ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $21,179
• − Mortgage interest: −$12,295
• − Property taxes: −$2,334
• − Insurance: −$1,098
• − Repairs & maintenance: −$1,694
• − Management: −$1,694
• − Depreciation: −$6,385
• Taxable loss: −$4,322
• Est. tax savings @ 24.0%: +$1,037
• After-tax cash flow: $524/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): 22,228
• Household income: $45,770
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 884.0

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% Black 29% Two or more races 24% White 6%
• Hispanic origin (detail): Mexican 57%
• Foreign-born: 28% · Canada
• Languages at home: 44% English-only · Spanish 55% 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: ▲ 27.33%
• Current HPI: 219.2657
• Rent YoY: —
• 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

• 2026-05-08 Listed $219,500 NTREIS
• 1996-03-19 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,334 · -2.4% YoY. Source: county tax records.