4044 Stanley Ave · Fort Worth, TX 76110

$120,000

3 bd · 2.0 ba · 1,340 sqft · SingleFamily public records · 3 Days on market

Built 1949 Est $233k · 49% under

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

Great property and in great condition on a oversized corner lot. This home has large bedrooms, laminate floors, and a back den that would make a great game room. There is a patio in back and a covered front porch. Property is also located near the local park

Key facts

• Sizable backyard
• Garage
• Built 1949

Tags

• MULTIPLE SPACIOUS LIVING AREAS
• SIZABLE BACKYARD
• UNIQUE INTERIOR SPACES

Property features AI

Finance

• Other: Deed restrictions and unknown encumbrance(s) noted
• Financial info: Listing terms: Cash; Special listing conditions: Short sale (standard); Loan type: Treat as clear; Second mortgage: None
• HOA & community: No homeowners association; Community features include curbs and sidewalks

Exterior

• Parking: Driveway; On-street parking; Covered parking (1 space); Carport (1 space); Attached garage with 1 garage space and a single 2-car door
• Security: Security features: Unknown
• Utilities: City water; City sewer; Cable available; Underground utilities; All-weather road access; Concrete, curbs and sidewalks present
• Home design: Single-family residence; Residential property; One story; Preowned (built 1949)
• Construction: Siding exterior; Composition/shingle roof; Pillar/post/pier foundation; Year built 1949
• Exterior features: Corner lot; Large backyard with grass; Subdivision setting; Wood fencing; Easements for utilities; Grassed vegetation

Interior

• Kitchen: Disposal; Kitchen approximately 14 x 10
• Bedrooms: Three bedrooms (all on the main level); Primary bedroom approximately 9 x 13; Second bedroom approximately 10 x 13; Third bedroom approximately 13 x 11
• Flooring: Ceramic tile; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: High-speed internet available; Five total rooms; Two living areas; One dining area; One-level home
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $823 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 14.5% 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; 151 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); 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 39% 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 $830 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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

• Watch-outs: property tax is 2.9% of price; built in 1949 — 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 $120,000

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.89% ✓
• Cap rate: 14.52%
• Cash-on-cash: 29.38%
• DSCR: 2.31
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $233,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3758 Wayside Ave	0.50mi	3/2.0	1,336 (-0%)	2mo	$299,999	$225	74
4113 Wayside Ave	0.30mi	3/2.0	1,301 (-3%)	11mo	$194,999	$150	71
3600 Gordon Ave	0.58mi	3/2.0	1,288 (-4%)	7mo	$269,900	$210	60
3901 Frazier Ave	0.32mi	3/1.5	1,483 (+11%)	7mo	$220,000	$148	60
4213 6th Ave	0.40mi	4/2.0 (+1)	1,495 (+12%)	7mo	$259,900	$174	51
3829 Willing Ave	0.41mi	3/2.0	1,168 (-13%)	10mo	$199,000	$170	51
4132 Merida Ave	0.55mi	4/2.0 (+1)	1,396 (+4%)	15mo	$259,999	$186	50
1345 W Boyce Ave	0.68mi	3/1.0	1,320 (-2%)	18mo	$189,999	$144	47
4233 Lubbock Ave	0.60mi	3/2.0	1,509 (+13%)	6mo	$268,500	$178	46
1600 W Felix St	0.70mi	3/2.0	1,404 (+5%)	17mo	$180,000	$128	45
3759 S Adams St	0.69mi	3/2.0	1,478 (+10%)	14mo	$260,000	$176	39
3545 Ryan Ave	0.65mi	2/1.0 (-1)	1,160 (-13%)	8mo	$190,000	$164	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 · 0.7% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 1.83×
• Total profit: $27,944
• Equity at exit: $17,892

10-year hold

• IRR: 27.5%
• Equity multiple: 3.15×
• Total profit: $72,186
• Equity at exit: $10,375

Cash invested: $33,600 (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: 151
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,268 high
• Mortgage (P&I): −$629
• Tax from tax record: −$290 /mo · $3,481/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $823

Break-even live

Break-even rent $1,227

Max offer price $120,000

Occupancy floor 59%

Sensitivity live

Price	-10% $891	-5% $857	+0% $823	+5% $789	+10% $755
Rent	-10% $644	-5% $733	+0% $823	+5% $912	+10% $1,002
Rate	-1.0pp $883	-0.5pp $853	base $823	+0.5pp $792	+1.0pp $760

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4201 William Fleming Ct W Fort Worth, TX	2.0	1.5–2.0	865	$1,450	$1.68	2d	104	0.20mi
3437 Stanley Ave Fort Worth, TX	2.0	1.0	1000	$1,500	$1.50	44d	1	0.77mi
1000 W Hammond St Fort Worth, TX	2.0	1.0	900	$1,600	$1.78	25d	1	0.81mi
3445 Frazier Ave Fort Worth, TX	3.0	2.5	1540	$2,200	$1.43	44d	1	0.84mi
3411 8th Ave Fort Worth, TX	3.0	2.0	1280	$1,700	$1.33	5d	1	0.84mi
2800 W Fuller Ave Fort Worth, TX	3.0	1.5	1161	$1,650	$1.42	44d	1	0.91mi
3500 College Ave Fort Worth, TX	3.0	1.0	1012	$1,650	$1.63	44d	1	0.96mi
2809 South Hills Ave Fort Worth, TX	3.0	2.0	1203	$1,650	$1.37	44d	1	0.96mi
2809 South Hills Ave Fort Worth, TX	3.0	2.0	1203	$1,650	$1.37	19d	1	0.96mi
3303 8th Ave Fort Worth, TX	3.0	2.0	1348	$2,000	$1.48	25d	1	0.99mi
2716 W Biddison St Fort Worth, TX	4.0	3.0	1572	$4,000	$2.54	13d	1	1.00mi
2908 Binyon Ave Fort Worth, TX	3.0	1.0	1249	$1,775	$1.42	25d	1	1.01mi
3553 Mission St Fort Worth, TX	4.0	2.0	1510	$2,950	$1.95	7d	1	1.02mi
2505 Benbrook Blvd Unit 503 Fort Worth, TX	3.0	3.0	1367	$2,495	$1.83	44d	1	1.04mi
2509 Benbrook Blvd Unit 902 Fort Worth, TX	3.0	3.0	1756	$2,595	$1.48	44d	1	1.05mi
2521 Benbrook Blvd Fort Worth, TX	3.0	3.0	1849	$4,000	$2.16	5d	1	1.05mi
3605 Jeanette Dr Fort Worth, TX	3.0	2.0	1660	$3,200	$1.93	25d	1	1.08mi
3104 Medina Ave Fort Worth, TX	3.0	2.0	1355	$1,850	$1.37	23d	1	1.11mi
3241 Sandage Ave Fort Worth, TX	3.0	2.0	1115	$3,000	$2.69	19d	1	1.12mi
1246 Lowe St Fort Worth, TX	3.0	2.5	1752	$1,895	$1.08	15d	1	1.16mi
3201 Forest Park Blvd Fort Worth, TX	4.0	4.0	1772	$3,750	$2.12	19d	1	1.16mi
3419 S University Dr Unit D Fort Worth, TX	2.0	1.0	900	$1,095	$1.22	17d	1	1.17mi
3417 S University Dr Unit A Fort Worth, TX	2.0	1.0	1059	$1,095	$1.03	5d	1	1.18mi
3417 S University Dr Unit D Fort Worth, TX	2.0	1.0	900	$1,235	$1.37	44d	1	1.18mi
3136 Wayside Ave Fort Worth, TX	3.0	2.5	1875	$3,000	$1.60	7d	1	1.19mi
3259 Binyon Ave Fort Worth, TX	3.0	1.0	1260	$2,200	$1.75	14d	1	1.20mi
3616 Harwen Ter Fort Worth, TX	3.0	2.0	1664	$3,300	$1.98	44d	1	1.21mi
205 E Fogg St Fort Worth, TX	4.0	2.0	1350	$2,100	$1.56	44d	1	1.22mi
3229 Waits Ave Fort Worth, TX	4.0	3.0	1830	$3,900	$2.13	44d	1	1.22mi
3217 Lubbock Ave Unit B Fort Worth, TX	3.0	3.0	1856	$3,150	$1.70	19d	1	1.23mi
4256 Standish Rd Fort Worth, TX	3.0	2.0	1392	$1,650	$1.19	25d	1	1.23mi
3324 S University Dr Unit Down Fort Worth, TX	2.0	2.0	1312	$1,600	$1.22	5d	1	1.24mi
3329 Hemphill St Fort Worth, TX	3.0	2.0	1425	$2,950	$2.07	44d	1	1.24mi
2800 Sadler Ave Fort Worth, TX	3.0	2.0	1811	$2,300	$1.27	44d	1	1.25mi
4129 Winfield Ave Fort Worth, TX	3.0	2.0	1465	$2,580	$1.76	3d	1	1.25mi
3245 Cockrell Ave Fort Worth, TX	2.0	1.0	1402	$2,500	$1.78	44d	1	1.26mi
4012 Boyd Ave Fort Worth, TX	3.0	2.0	1565	$2,695	$1.72	5d	1	1.27mi
3259 S University Dr Unit A Fort Worth, TX	3.0	3.0	1490	$2,495	$1.67	44d	1	1.27mi
3263 Bilglade Rd Fort Worth, TX	3.0	2.5	1687	$1,995	$1.18	25d	1	1.28mi
3315 Rogers Ave Fort Worth, TX	3.0	1.0	1532	$3,300	$2.15	44d	1	1.28mi

Listing history 5 events

1. 2026-06-07
   status $120,000 Pending 3 DOM
2. 2026-06-04
   days on market $120,000 Active 3 DOM
3. 2026-06-03
   days on market $120,000 Active 2 DOM
4. 2026-06-02
   remarks 699-char remark
5. 2026-06-02
   listed $120,000 Active 1 DOM

ⓘ 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: $3,481 · $290/mo
• Projected year-2 tax: $3,481 · $290/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,222
• − Mortgage interest: −$6,722
• − Property taxes: −$3,481
• − Insurance: −$600
• − Repairs & maintenance: −$2,178
• − Management: −$2,178
• − Depreciation: −$3,491
• Taxable income: $8,573
• Est. tax owed @ 24.0%: −$2,057
• After-tax cash flow: $7,815/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

+71.4% since first listed

6 events — show timeline

• 2026-05-29 Listed $120,000 NTREIS
• 2010-07-08 Sold (Public Records) — Public Records
• 2010-07-02 Sold (MLS) — NTREIS
• 2010-06-03 Listing Removed — NTREIS
• 2010-03-07 Listed $70,000 NTREIS
• 2006-03-31 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $3,481 · -9.8% YoY. Source: county tax records.