1217 California Pkwy S · Fort Worth, TX 76134

$195,000

3 bd · 1.0 ba · 896 sqft · SingleFamily public records · 48 Days on market

Built 1957 8,712 sqft lot $218/sqft · 25% above area Est $191k · at est.

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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 +14.3/30.0
• ARV discount +6.6/15.0
• 1% rule +4.3/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cute 3 bedroom, 1 bath house features: Open living room area! Spacious front yard! Centrally located close to popular shopping center and schools. Priced to sell quickly.

Key facts

• Alley access
• Oversized lot
• Nearby dining

Tags

• OVERSIZED LOT
• ALLEY ACCESS
• NEARBY SHOPPING
• NEARBY DINING
• MAJOR HIGHWAYS
• OUTDOOR LIVING

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking space; Carport with space for 4 vehicles; Driveway
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Attached property; Accessible approach with ramp and accessible doors
• Construction: Siding exterior; Built in 1957
• Exterior features: Less than 0.5 acre lot (approximately 0.20 acre); Alley access

Interior

• Kitchen: Electric range; Garbage disposal; Refrigerator
• Bedrooms: Primary bedroom (14 x 12)
• Bathrooms: 1 full bathroom
• Interior features: Open floorplan; Three living/dining areas (living room and dining room included)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $34 ($407/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 $181k (7.0% below list).
• Recommended offer: $181k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 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: Greenbriar El (math 20% / reading 23%, grade F, #3,470 of 4,322 statewide, top 81%, 426 students, 90% FRL) — zoned schools average 90% FRL vs 73% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 120 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 31% of the median local income ($71k/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 $1k of loan paydown is wiped out by about $6k 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 48 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 5 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 1957 — 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 $181,265 (7.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.93% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.75%
• DSCR: 1.03
• GRM: 9.0

CMA / ARV

• ARV (median comp): $191,303
• List price: $195,000
• Delta: 1.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5713 6th Ave	0.19mi	2/1.0 (-1)	900 (+0%)	14mo	$162,000	$180	74
1224 Hamsted St	0.15mi	3/1.0	956 (+7%)	21mo	$180,000	$188	65
5225 Gordon Ave	0.67mi	3/1.0	902 (+1%)	9mo	$135,000	$150	60
1200 Edney St	0.25mi	3/1.0	1,008 (+12%)	9mo	$189,000	$188	60
1441 Edney St	0.40mi	3/1.0	804 (-10%)	7mo	$125,000	$155	58
1436 Sharondale St	0.45mi	3/1.0	978 (+9%)	15mo	$208,000	$213	52
916 Hodgson St	0.36mi	3/1.0	1,001 (+12%)	17mo	$157,999	$158	49
5316 Gordon Ave	0.68mi	3/1.0	973 (+9%)	9mo	$179,900	$185	47
5441 Mcconnell Dr	0.64mi	3/1.0	1,029 (+15%)	12mo	$241,500	$235	36
5205 Mcconnell Dr	0.72mi	3/1.5	962 (+7%)	23mo	$182,000	$189	33

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 · 2.3% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.44×
• Total profit: $-30,647
• Equity at exit: $29,075

10-year hold

• IRR: -8.7%
• Equity multiple: 0.47×
• Total profit: $-28,796
• Equity at exit: $16,860

Cash invested: $54,600 (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 76134

• Home prices YoY: -6.9%
• Rents YoY: 2.3%
• Active inventory: 120
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,813 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$294 /mo · $3,530/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $34

Break-even live

Break-even rent $1,770

Max offer price $195,000

Occupancy floor 93%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1205 Hamsted St Fort Worth, TX	2.0	1.0	768	$1,590	$2.07	22d	1	0.08mi
5612 James Ave Fort Worth, TX	1.0–3.0	1.0–2.0	824	$1,700	$2.06	3d	8	0.45mi
1000 W Hammond St Fort Worth, TX	2.0	1.0	900	$1,600	$1.78	24d	1	1.17mi
6608 South Fwy Fort Worth, TX	1.0–3.0	1.0–2.0	1047	$1,495	$1.43	2d	8	1.33mi
4318 Baldwin Ave Fort Worth, TX	2.0	1.0	730	$1,399	$1.92	43d	1	1.36mi
4321 Baldwin Ave Fort Worth, TX	2.0	1.0	730	$1,399	$1.92	43d	1	1.37mi
4316 Baldwin Ave Fort Worth, TX	2.0	1.0	730	$1,399	$1.92	43d	3	1.37mi
4317 Baldwin Ave Fort Worth, TX	1.0–2.0	1.0	642	$1,399	$2.18	43d	2	1.39mi
1127 Eloise Dr Fort Worth, TX	2.0	1.0–2.0	656	$1,911	$2.91	2d	12	1.41mi

Listing history 30 events

1. 2026-06-18
   days on market $195,000 Active 48 DOM
2. 2026-06-17
   days on market $195,000 Active 47 DOM
3. 2026-06-16
   days on market $195,000 Active 46 DOM
4. 2026-06-15
   days on market $195,000 Active 45 DOM
5. 2026-06-13
   days on market $195,000 Active 43 DOM
6. 2026-06-09
   days on market $195,000 Active 39 DOM
7. 2026-06-08
   days on market $195,000 Active 38 DOM
8. 2026-06-07
   days on market $195,000 Active 37 DOM
9. 2026-06-04
   days on market $195,000 Active 34 DOM
10. 2026-06-03
    days on market $195,000 Active 33 DOM
11. 2026-06-02
    days on market $195,000 Active 32 DOM
12. 2026-06-01
    days on market $195,000 Active 31 DOM
13. 2026-05-31
    days on market $195,000 Active 30 DOM
14. 2026-05-01
    listed $195,000 Active 531-char remark
15. 2016-09-09
    soldstatus
16. 2016-09-07
    soldstatus Sold 175-char remark

    Show marketing remark (175 chars)

    This cute 3 bedroom, 1 bath house features: Open living room area! Spacious front yard! Centrally located close to popular shopping center and schools. Priced to sell quickly.

17. 2016-06-06
    status Pending 175-char remark

    Show marketing remark (175 chars)

    This cute 3 bedroom, 1 bath house features: Open living room area! Spacious front yard! Centrally located close to popular shopping center and schools. Priced to sell quickly.

18. 2016-06-03
    historical Active Option Contract 175-char remark

    Show marketing remark (175 chars)

    This cute 3 bedroom, 1 bath house features: Open living room area! Spacious front yard! Centrally located close to popular shopping center and schools. Priced to sell quickly.

19. 2016-05-19
    status Active 175-char remark

    Show marketing remark (175 chars)

    This cute 3 bedroom, 1 bath house features: Open living room area! Spacious front yard! Centrally located close to popular shopping center and schools. Priced to sell quickly.

20. 2016-03-28
    status Pending 175-char remark

    Show marketing remark (175 chars)

    This cute 3 bedroom, 1 bath house features: Open living room area! Spacious front yard! Centrally located close to popular shopping center and schools. Priced to sell quickly.

21. 2016-03-28
    historical 175-char remark

    Show marketing remark (175 chars)

    This cute 3 bedroom, 1 bath house features: Open living room area! Spacious front yard! Centrally located close to popular shopping center and schools. Priced to sell quickly.

22. 2016-02-18
    price $64,900 175-char remark

    Show marketing remark (175 chars)

    This cute 3 bedroom, 1 bath house features: Open living room area! Spacious front yard! Centrally located close to popular shopping center and schools. Priced to sell quickly.

23. 2016-01-28
    listed $65,000 Active 175-char remark

    Show marketing remark (175 chars)

    This cute 3 bedroom, 1 bath house features: Open living room area! Spacious front yard! Centrally located close to popular shopping center and schools. Priced to sell quickly.

24. 2015-02-17
    historical
25. 2014-11-20
    price $62,900
26. 2014-11-14
    price $67,900
27. 2014-07-10
    listed $69,900 Active
28. 2004-01-08
    historical
29. 2003-07-31
    listed $36,000
30. 1983-12-06
    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: $3,530 · $294/mo
• Projected year-2 tax: $3,568 · $297/mo
• Expected delta: +$38/yr (+$3/mo · 1.1%)

ⓘ 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 ≥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: $21,752
• − Mortgage interest: −$10,923
• − Property taxes: −$3,530
• − Insurance: −$975
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − Depreciation: −$5,673
• Taxable loss: −$2,830
• Est. tax savings @ 24.0%: +$679
• After-tax cash flow: $1,086/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): 29,949
• Household income: $70,945
• Rent vs Own: 40.2% rent · 59.8% own
• Severe rent burden: 1539.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 43% Black 31% Two or more races 21% White 19% Asian 4%
• Hispanic origin (detail): Mexican 38% Puerto Rican 1% Cuban 2%
• Common ancestry: Lithuanian 2% Italian 2% Portuguese 1%
• Foreign-born: 20% · Canada, Vietnam, Philippines
• Languages at home: 62% English-only · Spanish 31% Vietnamese 3% French/Haitian/Cajun 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: ▼ -23.91%
• Current HPI: 323.2306
• Rent YoY: ▲ 2.30%
• 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

+441.7% since first listed

17 events — show timeline

• 2026-05-01 Listed $195,000 NTREIS
• 2016-09-09 Sold (Public Records) — Public Records
• 2016-09-07 Sold (MLS) — NTREIS
• 2016-06-06 Pending — NTREIS
• 2016-06-03 Contingent — NTREIS
• 2016-05-19 Relisted — NTREIS
• 2016-03-28 Pending — NTREIS
• 2016-03-28 Listing Removed — NTREIS
• 2016-02-18 Price Changed $64,900 NTREIS
• 2016-01-28 Listed $65,000 NTREIS
• 2015-02-17 Listing Removed — NTREIS
• 2014-11-20 Price Changed $62,900 NTREIS
• 2014-11-14 Price Changed $67,900 NTREIS
• 2014-07-10 Listed $69,900 NTREIS
• 2004-01-08 Listing Removed — NTREIS
• 2003-07-31 Listed $36,000 NTREIS
• 1983-12-06 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $3,530 · -10.9% YoY. Source: county tax records.