3705 Castleman St · Fort Worth, TX 76119

$140,000

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 13 Days on market

Built 1953 6,142 sqft lot Est $147k · 5% under

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Why this score? — see what drove the C 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 +22.4/30.0
• ARV discount +9.8/15.0
• DSCR +7.2/10.0
• 1% rule +5.7/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Great Investment opportunity. Go view!

Key facts

• 6,142 sq ft lot
• Built 1953
• Listed 13 days

Property features AI

Finance

• Other: Property is not attached (detached); No accessibility features indicated
• Financial info: Listing accepts cash and conventional financing; Special listing condition: Probate listing
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking; On-street parking
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Built in 1953; One story
• Construction: Wood construction
• Exterior features: Lot under 0.5 acre (approximately 0.141 acres); Subdivision: Burton Acres

Interior

• Kitchen: Includes unspecified/other appliances
• Bedrooms: Three bedrooms (all on the main level)
• Bathrooms: One full bathroom
• Interior features: One-level layout; Five total rooms; One living area; One dining area; Other interior features
• Laundry & utility: No specific laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Cap rate 8.3% 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: Christene C Moss El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 291 students, 99% FRL) — zoned schools average 99% FRL vs 73% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.6%/yr); 187 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 35% of the median local income ($51k/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 $968 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.

Negotiation context

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

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $140,000

Questions for the listing agent

1. Built in 1953 — 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: 1.07% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.17%
• DSCR: 1.32
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $147,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3404 Griggs Ave	0.47mi	3/1.0	850 (-4%)	3mo	$215,000	$253	68
3913 Rufus St	0.21mi	2/1.0 (-1)	766 (-14%)	5mo	$125,000	$163	58
3012 Hatcher St	0.63mi	3/1.0	950 (+7%)	2mo	$105,000	$111	57
4401 Hardeman St	0.66mi	2/1.0 (-1)	868 (-2%)	5mo	$165,000	$190	56
3412 Thannisch Ave	0.71mi	3/1.0	832 (-6%)	2mo	$145,000	$174	55
3316 Hatcher St	0.53mi	3/1.0	964 (+9%)	8mo	$80,000	$83	55
3409 Reed St	0.56mi	3/1.0	955 (+8%)	12mo	$100,000	$105	52
4328 Strong Ave	0.73mi	3/1.0	828 (-7%)	6mo	$125,000	$151	50
4241 Quails Ln	0.42mi	3/1.5	1,004 (+13%)	10mo	$199,900	$199	49
3744 S Hughes Ave	0.49mi	2/1.0 (-1)	754 (-15%)	6mo	$125,000	$166	42
4240 Asbury Ave	0.67mi	3/1.0	988 (+11%)	11mo	$149,900	$152	40
3116 Crouch St	0.73mi	3/1.0	1,006 (+13%)	12mo	$200,000	$199	34

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.69×
• Total profit: $-12,134
• Equity at exit: $20,874

10-year hold

• IRR: -3.6%
• Equity multiple: 0.79×
• Total profit: $-8,226
• Equity at exit: $12,105

Cash invested: $39,200 (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 76119

• Home prices YoY: -6.4%
• Rents YoY: -1.6%
• Active inventory: 187
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,492 high
• Mortgage (P&I): −$734
• Tax from tax record: −$152 /mo · $1,827/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $234

Break-even live

Break-even rent $1,196

Max offer price $140,000

Occupancy floor 79%

Sensitivity live

Price	-10% $313	-5% $274	+0% $234	+5% $195	+10% $155
Rent	-10% $116	-5% $175	+0% $234	+5% $293	+10% $352
Rate	-1.0pp $305	-0.5pp $270	base $234	+0.5pp $198	+1.0pp $161

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3758 Donalee St Fort Worth, TX	3.0	1.0	720	$1,395	$1.94	44d	1	0.10mi
3421 Bright St Unit 3421 Fort Worth, TX	3.0	1.0	900	$1,375	$1.53	44d	1	0.30mi
4508 Wiman Dr Fort Worth, TX	3.0	2.0	1045	$1,580	$1.51	7d	1	0.55mi
4336 Jana Dr Fort Worth, TX	3.0	1.0	1070	$1,650	$1.54	5d	1	0.64mi
2701 Vogt St Fort Worth, TX	3.0	2.0	1090	$1,475	$1.35	14d	1	0.74mi
3536 S Littlejohn Ave Unit B Fort Worth, TX	2.0	1.0	762	$1,050	$1.38	44d	1	0.79mi
4220 Ramey Ave Fort Worth, TX	2.0	1.0	832	$1,680	$2.02	6d	1	0.89mi
3816 Avenue N Fort Worth, TX	3.0	1.0	1108	$1,550	$1.40	6d	1	0.98mi
2500 S Edgewood Ter Fort Worth, TX	1.0–3.0	1.0–2.5	1123	$1,895	$1.69	2d	34	1.01mi
3211 Bideker Ave Fort Worth, TX	2.0	1.0	844	$1,649	$1.95	44d	1	1.02mi
5055 Virgil St Fort Worth, TX	3.0	2.0	1089	$1,650	$1.52	25d	1	1.16mi
2825 Bideker Ave Fort Worth, TX	3.0	1.0	900	$1,500	$1.67	25d	1	1.24mi
2509 Spiller St Fort Worth, TX	2.0	1.0	720	$1,400	$1.94	44d	1	1.34mi
2509 Spiller St Fort Worth, TX	2.0	2.0	720	$1,300	$1.81	15d	1	1.34mi
3114 Avenue L Unit 3114 Fort Worth, TX	3.0	1.5	860	$1,350	$1.57	44d	1	1.36mi
5011 Sunshine Dr Fort Worth, TX	2.0	1.0	813	$1,515	$1.86	25d	1	1.36mi
3921 Avenue H Unit H Fort Worth, TX	3.0	2.0	1064	$1,550	$1.46	7d	1	1.37mi
4959 Miller Ave Unit 4959 Fort Worth, TX	2.0	1.0	780	$1,200	$1.54	25d	1	1.44mi
3300 Avenue H Fort Worth, TX	2.0	1.0	1050	$1,150	$1.10	44d	1	1.50mi

Listing history 3 events

1. 2026-05-04
   status Pending
2. 2026-04-30
   historical Active Option Contract
3. 2026-04-21
   listed $140,000 Active

ⓘ 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: $1,827 · $152/mo
• Projected year-2 tax: $2,562 · $214/mo
• Expected delta: +$735/yr (+$61/mo · 40.3%)

ⓘ 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 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: $17,908
• − Mortgage interest: −$7,842
• − Property taxes: −$1,827
• − Insurance: −$700
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − Depreciation: −$4,073
• Taxable income: $601
• Est. tax owed @ 24.0%: −$144
• After-tax cash flow: $2,666/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): 52,974
• Household income: $51,267
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 2221.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 51% Black 36% Two or more races 26% White 8% Asian 3%
• Hispanic origin (detail): Mexican 44%
• Foreign-born: 25% · Canada, Philippines
• Languages at home: 54% English-only · Spanish 42% Other Indo-European 2% Other Asian/Pacific 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: ▼ -23.04%
• Current HPI: 336.7941
• Rent YoY: ▼ -1.61%
• 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

• 2026-05-04 Pending — NTREIS
• 2026-04-30 Contingent — NTREIS
• 2026-04-21 Listed $140,000 NTREIS

Property tax history

+8.1%/yr

Latest (2025): $1,827 · -2.4% YoY. Source: county tax records.