2721 Hemphill St · Fort Worth, TX 76110

$254,900

3 bd · 1.5 ba · 1,670 sqft · SingleFamily · 156 Days on market

Built 1928 7,492 sqft lot $153/sqft · 7% below area Est $275k · 7% 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).

• Cash flow +12.7/30.0
• ARV discount +10.8/15.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Imagine the stories held within these walls. Built in 1927, this enchanting Hemphill home welcomes you with its original wood floors and an abundance of natural light. The grand front porch provides the perfect sanctuary for sipping your morning coffee or unwinding with a book. Its generous interior offers ample space for family living, while its zoning versatility also presents a unique investment opportunity. Whether you envision it as a peaceful residence or a high-traffic business, this property offers a beautiful foundation for your future.

Key facts

• Zoning versatility
• Original wood floors
• Grand front porch

Tags

• ORIGINAL WOOD FLOORS
• GRAND FRONT PORCH
• ZONING VERSATILITY
• UNIQUE INVESTMENT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-26 ($-310/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (13.8% below list).
• Recommended offer: $220k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 38% 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 $2k of loan paydown is wiped out by about $8k 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 156 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y 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

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $219,712 (13.8% 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 156 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.86% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.43%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (median comp): $274,894
• List price: $254,900
• Delta: -7.27%
• 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
2809 Travis Ave	0.13mi	3/2.0	1,469 (-12%)	1mo	$269,900	$184	71
3104 S Adams St	0.57mi	2/1.0 (-1)	1,704 (+2%)	0mo	$229,000	$134	62
3108 S Adams St	0.58mi	3/1.0	1,576 (-6%)	2mo	$250,000	$159	60
3137 Hemphill St	0.54mi	3/2.0	1,756 (+5%)	6mo	$139,900	$80	59
2105 Lipscomb St	0.60mi	2/2.0 (-1)	1,586 (-5%)	1mo	$385,000	$243	56
2233 Fairmount Ave	0.75mi	3/2.0	1,596 (-4%)	1mo	$539,500	$338	55
2000 College Ave	0.72mi	2/2.0 (-1)	1,700 (+2%)	7mo	$525,000	$309	51
3001 Willing Ave	0.68mi	3/2.0	1,802 (+8%)	4mo	$625,000	$347	49
504 E Robert St	0.51mi	4/3.0 (+1)	1,521 (-9%)	2mo	$252,900	$166	49
3033 6th Ave	0.66mi	3/2.0	1,886 (+13%)	3mo	$515,000	$273	43
803 Hawthorne Ave	0.61mi	2/2.0 (-1)	1,447 (-13%)	3mo	$399,000	$276	40
2220 5th Ave	0.69mi	2/2.0 (-1)	1,437 (-14%)	1mo	$410,000	$285	37

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: -19.6%
• Equity multiple: 0.33×
• Total profit: $-47,887
• Equity at exit: $38,006

10-year hold

• IRR: -18.2%
• Equity multiple: 0.12×
• Total profit: $-63,161
• Equity at exit: $22,039

Cash invested: $71,372 (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 76110

• Rents YoY: 0.7%
• Active inventory: 150
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,197 high
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,824/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-26

Break-even live

Break-even rent $2,230

Max offer price $251,162

Occupancy floor 96%

Sensitivity live

Price	-10% $150	-5% $62	+0% $-26	+5% $-114	+10% $-202
Rent	-10% $-199	-5% $-113	+0% $-26	+5% $61	+10% $148
Rate	-1.0pp $103	-0.5pp $39	base $-26	+0.5pp $-92	+1.0pp $-159

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2837 Hemphill St Unit 203 Fort Worth, TX	2.0	2.0	1297	$1,875	$1.45	21d	1	0.14mi
2837 Hemphill St Unit 202 Fort Worth, TX	2.0	2.0	1297	$1,800	$1.39	21d	1	0.15mi
2901 Travis Ave Fort Worth, TX	1.0–2.0	1.0–2.0	975	$1,340	$1.37	25d	5	0.23mi
2932 Travis Ave Unit 2932 Fort Worth, TX	3.0	2.0	1600	$1,700	$1.06	21d	1	0.29mi
2701 Stuart Dr Fort Worth, TX	3.0	3.0	2104	$1,800	$0.86	44d	1	0.41mi
2812 Ryan Place Dr Fort Worth, TX	2.0	1.0	1234	$2,795	$2.26	18d	1	0.43mi
3225 S Adams St Fort Worth, TX	4.0	2.0	1948	$2,395	$1.23	25d	1	0.69mi
2911 Ryan Ave Fort Worth, TX	3.0	2.0	1790	$1,750	$0.98	6d	1	0.70mi
2532 Ryan Ave Fort Worth, TX	3.0	2.0	1416	$2,100	$1.48	44d	1	0.72mi
1246 Lowe St Fort Worth, TX	3.0	2.5	1752	$1,895	$1.08	15d	1	0.75mi
3329 Hemphill St Fort Worth, TX	3.0	2.0	1425	$2,950	$2.07	44d	1	0.75mi
1925 Saint Louis Ave Fort Worth, TX	3.0	1.0	1219	$1,695	$1.39	44d	1	0.75mi
1920 Saint Louis Ave Fort Worth, TX	4.0	3.0	1484	$1,745	$1.18	44d	1	0.76mi
642 E Harvey Ave Fort Worth, TX	4.0	2.0	1755	$2,099	$1.20	44d	1	0.77mi
2200 6th Ave Fort Worth, TX	3.0	3.0	1552	$2,650	$1.71	44d	1	0.80mi
2828 Addison Park Ln Fort Worth, TX	3.0	3.5	1936	$2,495	$1.29	21d	1	0.86mi
2807 Stanley Ave Fort Worth, TX	3.0	2.5	1906	$2,395	$1.26	25d	1	0.87mi
1741 W Cantey St Fort Worth, TX	3.0	3.5	1882	$2,400	$1.28	3d	1	0.87mi
3201 Ryan Ave Fort Worth, TX	4.0	2.0	2000	$2,100	$1.05	44d	1	0.87mi
2101 Fairmount Ave Fort Worth, TX	3.0	2.5	1516	$3,200	$2.11	2d	1	0.87mi
2901 Stanley Ave Fort Worth, TX	2.0	1.0–2.0	829	$2,000	$2.41	4d	4	0.88mi
2828 Livingston Ave Fort Worth, TX	4.0	2.5	2208	$3,700	$1.68	44d	1	0.96mi
823 E Arlington Ave Fort Worth, TX	4.0	2.5	1720	$2,350	$1.37	25d	1	0.97mi
1037 Colvin St Fort Worth, TX	2.0	1.0	1092	$1,500	$1.37	20d	1	1.00mi
3303 8th Ave Fort Worth, TX	3.0	2.0	1348	$2,000	$1.48	25d	1	1.00mi
2311 Warner Rd Fort Worth, TX	3.0	2.0	2114	$3,750	$1.77	19d	1	1.01mi
2311 Warner Rd Fort Worth, TX	3.0	2.0	2114	$3,750	$1.77	6d	1	1.01mi
2816 Gordon Ave Fort Worth, TX	3.0	3.0	1570	$3,000	$1.91	6d	1	1.01mi
1108 E Robert St Fort Worth, TX	3.0	1.0	1444	$1,825	$1.26	22d	1	1.04mi
2001 Park Hill Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1024	$2,459	$2.40	2d	50	1.08mi
2821 Frazier Ave Unit 2823 Fort Worth, TX	3.0	2.0	1200	$1,600	$1.33	19d	1	1.10mi
3411 8th Ave Fort Worth, TX	3.0	2.0	1280	$1,700	$1.33	5d	1	1.11mi
2712 Frazier Ave Fort Worth, TX	3.0	2.0	1099	$2,625	$2.39	19d	1	1.13mi
1605 5th Ave Fort Worth, TX	2.0	2.0	1050	$1,495	$1.42	19d	1	1.16mi
2803 Wayside Ave Fort Worth, TX	3.0	2.0	1190	$1,700	$1.43	25d	1	1.16mi
2205 Park Hill Dr Fort Worth, TX	2.0	2.0	1368	$1,950	$1.43	44d	1	1.16mi
1921 Ben Hall Ct Fort Worth, TX	3.0	1.0	1507	$2,850	$1.89	11d	1	1.24mi
315 W Magnolia Ave Fort Worth, TX	2.0	1.0–2.0	827	$2,118	$2.56	2d	40	1.27mi
958 E Allen Ave Fort Worth, TX	3.0	3.0	1568	$4,300	$2.74	44d	1	1.28mi
2920 Pima Ln Fort Worth, TX	3.0	2.5	1540	$1,800	$1.17	14d	1	1.28mi

Listing history 19 events

1. 2026-06-18
   days on market $254,900 Active 156 DOM
2. 2026-06-17
   days on market $254,900 Active 155 DOM
3. 2026-06-16
   days on market $254,900 Active 154 DOM
4. 2026-06-15
   days on market $254,900 Active 153 DOM
5. 2026-06-13
   days on market $254,900 Active 151 DOM
6. 2026-06-09
   days on market $254,900 Active 147 DOM
7. 2026-06-08
   days on market $254,900 Active 146 DOM
8. 2026-06-07
   days on market $254,900 Active 145 DOM
9. 2026-06-04
   days on market $254,900 Active 142 DOM
10. 2026-06-03
    days on market $254,900 Active 141 DOM
11. 2026-06-02
    days on market $254,900 Active 140 DOM
12. 2026-06-02
    days on market $254,900 Active 139 DOM
13. 2026-05-31
    days on market $254,900 Active 138 DOM
14. 2026-03-12
    price $254,900 551-char remark

    Show marketing remark (551 chars)

    Imagine the stories held within these walls. Built in 1927, this enchanting Hemphill home welcomes you with its original wood floors and an abundance of natural light. The grand front porch provides the perfect sanctuary for sipping your morning coffee or unwinding with a book. Its generous interior offers ample space for family living, while its zoning versatility also presents a unique investment opportunity. Whether you envision it as a peaceful residence or a high-traffic business, this property offers a beautiful foundation for your future.

15. 2026-03-11
    status Active 551-char remark

    Show marketing remark (551 chars)

    Imagine the stories held within these walls. Built in 1927, this enchanting Hemphill home welcomes you with its original wood floors and an abundance of natural light. The grand front porch provides the perfect sanctuary for sipping your morning coffee or unwinding with a book. Its generous interior offers ample space for family living, while its zoning versatility also presents a unique investment opportunity. Whether you envision it as a peaceful residence or a high-traffic business, this property offers a beautiful foundation for your future.

16. 2025-12-14
    historical Active Option Contract 551-char remark

    Show marketing remark (551 chars)

    Imagine the stories held within these walls. Built in 1927, this enchanting Hemphill home welcomes you with its original wood floors and an abundance of natural light. The grand front porch provides the perfect sanctuary for sipping your morning coffee or unwinding with a book. Its generous interior offers ample space for family living, while its zoning versatility also presents a unique investment opportunity. Whether you envision it as a peaceful residence or a high-traffic business, this property offers a beautiful foundation for your future.

17. 2025-10-10
    listed $259,900 Active 551-char remark

    Show marketing remark (551 chars)

    Imagine the stories held within these walls. Built in 1927, this enchanting Hemphill home welcomes you with its original wood floors and an abundance of natural light. The grand front porch provides the perfect sanctuary for sipping your morning coffee or unwinding with a book. Its generous interior offers ample space for family living, while its zoning versatility also presents a unique investment opportunity. Whether you envision it as a peaceful residence or a high-traffic business, this property offers a beautiful foundation for your future.

18. 2003-11-21
    historical
19. 2003-10-30
    listed $69,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,365
• − Mortgage interest: −$14,278
• − Property taxes: −$3,824
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,109
• − Management: −$2,109
• − Depreciation: −$7,415
• Taxable loss: −$4,645
• Est. tax savings @ 24.0%: +$1,115
• After-tax cash flow: $805/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

+266.8% since first listed

6 events — show timeline

• 2026-03-12 Price Changed $254,900 NTREIS
• 2026-03-11 Relisted — NTREIS
• 2025-12-14 Contingent — NTREIS
• 2025-10-10 Listed $259,900 NTREIS
• 2003-11-21 Listing Removed — NTREIS
• 2003-10-30 Listed $69,500 NTREIS