1713 E Tucker St · Fort Worth, TX 76104

$97,000

3 bd · 1.0 ba · 1,596 sqft · SingleFamily public records · 13 Days on market

Built 1925 6,273 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Come make it what you are looking for, READY FOR A REMOVEL!!!!!!!! The house needs repair, the value is in the land and having utilities. The house allows a starting point with utilities in place. Be careful walking in the house. Some of the porch boards are soft and the condition of the house flooring is unknown.

Key facts

• 6,273 sq ft lot
• Built 1925
• Listed 13 days

Property features AI

Finance

• Financial info: Listing accepts Cash, Conventional, and 1031 Exchange
• HOA & community: No association

Exterior

• Parking: No garage; On-street parking; No carport
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; Built in 1925; Pillar/post/pier foundation
• Construction: Siding exterior; Shingle roof
• Exterior features: Covered porch; Covered patio/porch

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Interior features: Natural woodwork; Paneling; One living area; One dining area; One level (single story)
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $979 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $97k).
• Cap rate 18.4% 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: Van Zandt-Guinn El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 338 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: Rents flat; 176 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 41% of the median local income ($62k/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 $671 of loan paydown is wiped out by about $3k 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 + 0.1% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $97,000

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.15% ✓
• Cap rate: 18.40%
• Cash-on-cash: 43.25%
• DSCR: 2.92
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $274,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
928 Ash Crescent St	0.39mi	4/2.0 (+1)	1,600 (+0%)	1mo	$249,000	$156	71
1411 E Terrell	0.35mi	4/2.0 (+1)	1,585 (-1%)	8mo	$285,000	$180	66
1906 Avenue B	0.37mi	3/2.0	1,732 (+8%)	3mo	$270,000	$156	62
1237 E Terrell Ave	0.45mi	3/2.0	1,506 (-6%)	5mo	$205,000	$136	62
1125 E Humbolt St	0.58mi	4/2.0 (+1)	1,630 (+2%)	5mo	$299,000	$183	57
1513 Irma St	0.60mi	3/2.0	1,534 (-4%)	8mo	$225,000	$147	54
1422 E Magnolia Ave	0.72mi	3/2.0	1,583 (-1%)	10mo	$295,500	$187	53
2908 Yellow Pine Ave	0.56mi	4/2.0 (+1)	1,667 (+4%)	9mo	$272,949	$164	50
2916 Yellow Pine Ave	0.56mi	3/2.0	1,474 (-8%)	10mo	$277,249	$188	49
708 Mccurdy St	0.38mi	4/2.5 (+1)	1,783 (+12%)	8mo	$334,999	$188	45
1209 E Annie St	0.44mi	4/2.0 (+1)	1,800 (+13%)	10mo	$300,000	$167	41
1024 E Daggett Ave	0.65mi	3/2.5	1,451 (-9%)	11mo	$249,000	$172	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 · 0.05% rent growth · sell at horizon

5-year hold

• IRR: 36.7%
• Equity multiple: 2.50×
• Total profit: $40,654
• Equity at exit: $14,463

10-year hold

• IRR: 41.8%
• Equity multiple: 4.41×
• Total profit: $92,577
• Equity at exit: $8,387

Cash invested: $27,160 (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 76104

• Home prices YoY: -11.6%
• Rents YoY: 0.1%
• Active inventory: 176
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,082 high
• Mortgage (P&I): −$509
• Tax from tax record: −$117 /mo · $1,401/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $979

Break-even live

Break-even rent $843

Max offer price $97,000

Occupancy floor 48%

Sensitivity live

Price	-10% $1,034	-5% $1,006	+0% $979	+5% $951	+10% $924
Rent	-10% $814	-5% $897	+0% $979	+5% $1,061	+10% $1,143
Rate	-1.0pp $1,028	-0.5pp $1,004	base $979	+0.5pp $954	+1.0pp $928

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1521 E Cannon St Fort Worth, TX	2.0	2.0	1140	$1,600	$1.40	45d	1	0.27mi
1601 E Leuda St Fort Worth, TX	3.0	2.0	1197	$1,750	$1.46	45d	1	0.28mi
1228 E Leuda St Fort Worth, TX	3.0	2.0	1388	$2,100	$1.51	45d	1	0.47mi
1501 Avenue E Fort Worth, TX	4.0	2.5	1650	$2,195	$1.33	17d	1	0.52mi
1032 E Tucker St Fort Worth, TX	3.0	2.0	1796	$2,100	$1.17	17d	1	0.60mi
2101 E Rosedale St Unit 201 Fort Worth, TX	3.0	3.5	2159	$3,399	$1.57	45d	1	0.65mi
1017 E Humbolt St Fort Worth, TX	2.0	2.0	1400	$1,550	$1.11	45d	1	0.73mi
1605 E Morphy St Fort Worth, TX	3.0	2.0	1090	$1,425	$1.31	4d	1	0.75mi
921 E Hattie St Unit 1301587P Fort Worth, TX	3.0	3.0	1517	$4,175	$2.75	1d	1	0.76mi
1057 E Oleander St Fort Worth, TX	3.0	2.5	1501	$2,435	$1.62	23d	1	0.82mi
1516 E Maddox Ave Fort Worth, TX	3.0	2.0	1485	$1,895	$1.28	24d	1	0.91mi
1601 Daniel St Fort Worth, TX	3.0	2.0	1869	$1,770	$0.95	1d	1	0.94mi
1701 Belzise Ter Fort Worth, TX	4.0	4.5	2234	$2,800	$1.25	8d	1	0.99mi
1511 Illinois Ave Fort Worth, TX	4.0	2.0	1800	$2,500	$1.39	45d	1	1.05mi
1332 Driess St Fort Worth, TX	3.0	2.0	1565	$1,850	$1.18	19d	1	1.05mi
2735 Purington Ave Unit 201 Fort Worth, TX	2.0	1.0	1116	$1,200	$1.08	26d	1	1.07mi
220 E Broadway Ave Unit 2121 Fort Worth, TX	2.0	2.0	1151	$1,989	$1.73	0d	1	1.11mi
220 E Broadway Ave Unit 257 Fort Worth, TX	2.0	2.0	1082	$1,944	$1.80	45d	1	1.11mi
320 E Broadway Ave Fort Worth, TX	2.0	1.0–2.0	861	$2,089	$2.42	0d	28	1.12mi
2540 Avenue H Fort Worth, TX	3.0	1.0	1904	$1,400	$0.74	8d	1	1.13mi
2540 Avenue H Fort Worth, TX	3.0	1.0	1904	$1,500	$0.79	45d	1	1.13mi
220 E Broadway Ave Fort Worth, TX	2.0	2.0	1228	$2,134	$1.74	26d	1	1.17mi
1327 E Baltimore Ave Fort Worth, TX	3.0	2.0	1426	$1,650	$1.16	26d	1	1.21mi
958 E Allen Ave Fort Worth, TX	3.0	3.0	1568	$4,300	$2.74	45d	1	1.21mi
2104 Daniel St Fort Worth, TX	3.0	2.0	1440	$1,675	$1.16	45d	1	1.23mi
2100 Belzise Ter Fort Worth, TX	4.0	2.5	1869	$1,995	$1.07	1d	1	1.23mi
2108 Belzise Ter Fort Worth, TX	4.0	2.5	1869	$1,950	$1.04	45d	1	1.25mi
2815 Avenue E Fort Worth, TX	2.0	1.0	2096	$1,200	$0.57	26d	1	1.26mi
2120 Belzise Ter Fort Worth, TX	4.0	2.5	1869	$1,945	$1.04	26d	1	1.27mi
2124 Belzise Ter Fort Worth, TX	4.0	2.5	1869	$1,945	$1.04	21d	1	1.27mi
650 S Main St Unit 510 Fort Worth, TX	2.0	2.0	1068	$1,614	$1.51	16d	1	1.31mi
650 S Main St Unit 707 Fort Worth, TX	2.0	2.0	1068	$1,619	$1.52	17d	1	1.31mi
1016 Bryan Ave Unit 102 Fort Worth, TX	2.0	2.5	1400	$2,500	$1.79	26d	1	1.32mi
650 S Main St Fort Worth, TX	1.0–2.0	1.0–2.0	944	$1,799	$1.91	1d	23	1.34mi
650 S Main St Fort Worth, TX	2.0	2.0	1257	$1,799	$1.43	16d	1	1.34mi
218 W Broadway Ave Fort Worth, TX	2.0	1.0–2.0	848	$2,583	$3.04	1d	20	1.34mi
200 W Daggett Ave Fort Worth, TX	1.0–2.0	1.0–2.0	980	$2,146	$2.19	0d	10	1.35mi
309 W Daggett Ave Unit 205 Fort Worth, TX	2.0	2.0	1633	$3,950	$2.42	1d	1	1.40mi
1229 E Harvey Ave Fort Worth, TX	3.0	2.0	1684	$2,150	$1.28	1d	1	1.42mi
221 W Lancaster Ave Fort Worth, TX	1.0–2.0	1.0–2.0	1122	$1,975	$1.76	8d	5	1.46mi

Listing history 8 events

1. 2026-06-21
   statusdays on market $97,000 Active Option Contract 13 DOM
2. 2026-06-18
   days on market $97,000 Active 10 DOM
3. 2026-06-17
   days on market $97,000 Active 9 DOM
4. 2026-06-16
   days on market $97,000 Active 8 DOM
5. 2026-06-15
   days on market $97,000 Active 7 DOM
6. 2026-06-13
   days on market $97,000 Active 5 DOM
7. 2026-06-09
   remarks 317-char remark
8. 2026-06-09
   listed $97,000 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: $1,401 · $117/mo
• Projected year-2 tax: $1,775 · $148/mo
• Expected delta: +$374/yr (+$31/mo · 26.7%)

ⓘ 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 8/10 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: $24,983
• − Mortgage interest: −$5,434
• − Property taxes: −$1,401
• − Insurance: −$485
• − Repairs & maintenance: −$1,999
• − Management: −$1,999
• − Depreciation: −$2,822
• Taxable income: $10,845
• Est. tax owed @ 24.0%: −$2,603
• After-tax cash flow: $9,144/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): 20,443
• Household income: $61,658
• Rent vs Own: 63.1% rent · 36.9% own
• Severe rent burden: 1060.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 45% Black 28% White 21% Two or more races 17% Asian 2%
• Hispanic origin (detail): Mexican 41% Cuban 1%
• Common ancestry: Lithuanian 1% Italian 1% Arab 1%
• Foreign-born: 21% · Canada, Vietnam, Philippines
• Languages at home: 58% English-only · Spanish 37% Arabic 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: ▼ -36.10%
• Current HPI: 276.383
• Rent YoY: ▬ 0.05%
• 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

3 events — show timeline

• 2026-06-08 Listed $97,000 NTREIS
• 2015-10-19 Sold (Public Records) — Public Records
• 1997-06-02 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,401 · +10.7% YoY. Source: county tax records.