2013 Andrew Ave · Fort Worth, TX 76105

$165,000

3 bd · 1.0 ba · 876 sqft · SingleFamily public records · 157 Days on market

Built 1947 $188/sqft · 14% below area Est $192k · 14% 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 +14.9/30.0
• ARV discount +13.9/15.0
• Appreciation +10.0/10.0
• 1% rule +4.9/10.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Great Investment Property with Tenant Already in Place This 2 bed, 2 full bath home already has a reliable tenant and comes in just above the 1% rule making it an easy addition to any rental portfolio. Its located in Fort Worth and has never had a month of vacancy. The home has a spacious backyard, a covered carport, and a full concrete driveway.

Key facts

• Spacious backyard
• Covered carport
• Garage

Tags

• SPACIOUS BACKYARD
• COVERED CARPORT
• FULL CONCRETE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $48 ($579/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 $164k (0.8% below list).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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: 99 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 43% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Tarrant County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 8y 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 1947 — 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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.99% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.25%
• DSCR: 1.06
• GRM: 8.4

CMA / ARV

• ARV (median comp): $192,405
• List price: $165,000
• Delta: -14.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1804 Wiseman Ave	0.12mi	3/1.0	876 (0%)	6mo	$124,900	$143	90
2013 Birdell St	0.06mi	3/2.0	896 (+2%)	5mo	$174,900	$195	86
5629 Wainwright Dr	0.46mi	2/1.0 (-1)	856 (-2%)	4mo	$130,000	$152	66
5524 Truman Dr	0.16mi	3/2.0	999 (+14%)	4mo	$216,000	$216	62
5432 Elgin St	0.07mi	3/2.0	988 (+13%)	12mo	$148,000	$150	61
2005 Wiseman Ave	0.06mi	2/1.0 (-1)	765 (-13%)	20mo	$50,000	$65	54
5513 Cottey St	0.64mi	3/1.0	960 (+10%)	3mo	$165,000	$172	52
5605 Bong Dr	0.29mi	2/1.0 (-1)	768 (-12%)	12mo	$132,500	$173	50
5517 Ramey Ave	0.32mi	3/1.0	960 (+10%)	23mo	$199,900	$208	50
1032 Osborne Ln	0.65mi	2/1.0 (-1)	840 (-4%)	14mo	$174,000	$207	46
4928 Callahan St	0.57mi	3/1.0	768 (-12%)	12mo	$120,000	$156	43
2112 Ransom Ter	0.47mi	2/1.0 (-1)	768 (-12%)	13mo	$132,500	$173	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 3.01×
• Total profit: $93,026
• Equity at exit: $148,645

10-year hold

• IRR: 22.2%
• Equity multiple: 6.88×
• Total profit: $271,708
• Equity at exit: $320,559

Cash invested: $46,200 (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 76105

• Home prices YoY: 14.2%
• Active inventory: 99
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,637 high
• Mortgage (P&I): −$865
• Tax from tax record: −$311 /mo · $3,735/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $48

Break-even live

Break-even rent $1,576

Max offer price $165,000

Occupancy floor 92%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1810 Wiseman Ave Fort Worth, TX	3.0	2.0	1000	$1,500	$1.50	44d	1	0.09mi
1804 Andrew Ave Fort Worth, TX	2.0	1.0	764	$1,395	$1.83	18d	1	0.10mi
2128 R. W. Bivens Ln Fort Worth, TX	3.0	2.0	1045	$1,615	$1.55	14d	1	0.20mi
5011 Sunshine Dr Fort Worth, TX	2.0	1.0	813	$1,515	$1.86	24d	1	0.61mi
5336 Cottey St Fort Worth, TX	3.0	2.0	1045	$1,699	$1.63	44d	1	0.65mi
3201 Mount Horum Way Fort Worth, TX	3.0	2.0	1045	$1,699	$1.63	6d	1	0.72mi
5023 Vinson St Unit 5023 Fort Worth, TX	2.0	1.0	742	$1,175	$1.58	44d	1	0.98mi
3700 Radford Rd Fort Worth, TX	3.0	2.0	1124	$1,650	$1.47	24d	1	0.99mi
3700 Radford Rd Fort Worth, TX	3.0	2.0	1124	$1,650	$1.47	13d	1	0.99mi
2500 S Edgewood Ter Fort Worth, TX	1.0–3.0	1.0–2.5	1123	$1,895	$1.69	2d	34	1.06mi
5200 E Lancaster Ave Fort Worth, TX	1.0–2.0	1.0–2.0	799	$1,575	$1.97	3d	14	1.08mi
5055 Virgil St Fort Worth, TX	3.0	2.0	1089	$1,650	$1.52	24d	1	1.23mi
3848 Waldorf St Fort Worth, TX	2.0	1.0	734	$1,195	$1.63	5d	1	1.26mi
4909 E Lancaster Ave Fort Worth, TX	1.0–3.0	1.0–2.0	958	$2,225	$2.32	4d	12	1.29mi
3865 Stalcup Rd Fort Worth, TX	3.0	2.0	1090	$1,814	$1.66	6d	1	1.30mi
501 S Edgewood Ter Fort Worth, TX	1.0–2.0	1.0–2.0	887	$1,575	$1.77	13d	10	1.30mi
4761 E Lancaster Ave Fort Worth, TX	2.0	1.0	714	$1,500	$2.10	2d	9	1.32mi
4220 Ramey Ave Fort Worth, TX	2.0	1.0	832	$1,680	$2.02	5d	1	1.35mi
2521 Putnam St Fort Worth, TX	3.0	1.5	1105	$1,750	$1.58	44d	1	1.41mi
5720 Meadowbrook Dr Unit 202 Fort Worth, TX	2.0	2.0	919	$1,350	$1.47	44d	1	1.48mi

Listing history 42 events

1. 2026-06-18
   days on market $165,000 Active 157 DOM
2. 2026-06-17
   days on market $165,000 Active 156 DOM
3. 2026-06-16
   days on market $165,000 Active 155 DOM
4. 2026-06-15
   days on market $165,000 Active 154 DOM
5. 2026-06-13
   days on market $165,000 Active 152 DOM
6. 2026-06-09
   days on market $165,000 Active 148 DOM
7. 2026-06-08
   days on market $165,000 Active 147 DOM
8. 2026-06-07
   days on market $165,000 Active 146 DOM
9. 2026-06-04
   days on market $165,000 Active 143 DOM
10. 2026-06-03
    days on market $165,000 Active 142 DOM
11. 2026-06-02
    days on market $165,000 Active 141 DOM
12. 2026-06-02
    days on market $165,000 Active 140 DOM
13. 2026-05-31
    days on market $165,000 Active 139 DOM
14. 2026-01-08
    listed $165,000 Active 348-char remark

    Show marketing remark (348 chars)

    Great Investment Property with Tenant Already in Place This 2 bed, 2 full bath home already has a reliable tenant and comes in just above the 1% rule making it an easy addition to any rental portfolio. Its located in Fort Worth and has never had a month of vacancy. The home has a spacious backyard, a covered carport, and a full concrete driveway.

15. 2022-06-16
    soldstatus
16. 2022-06-15
    soldstatus Closed 494-char remark

    Show marketing remark (494 chars)

    Adorable 2 bedroom - 2 bath bungalow home is perfect for a starter home or investment opportunity. Some repairs and updating have already been completed such as updated flooring, kitchen appliances, and bathrooms. Covered front and side porches are perfect for entertaining or quietly enjoying some downtime. Split bedroom concept with Primary Bedroom having access to the private side porch and backyard. Great location within the Metroplex and only minutes to freeways, schools, and shopping.

17. 2022-05-15
    status Pending 494-char remark

    Show marketing remark (494 chars)

    Adorable 2 bedroom - 2 bath bungalow home is perfect for a starter home or investment opportunity. Some repairs and updating have already been completed such as updated flooring, kitchen appliances, and bathrooms. Covered front and side porches are perfect for entertaining or quietly enjoying some downtime. Split bedroom concept with Primary Bedroom having access to the private side porch and backyard. Great location within the Metroplex and only minutes to freeways, schools, and shopping.

18. 2022-05-11
    historical Active Option Contract 494-char remark

    Show marketing remark (494 chars)

    Adorable 2 bedroom - 2 bath bungalow home is perfect for a starter home or investment opportunity. Some repairs and updating have already been completed such as updated flooring, kitchen appliances, and bathrooms. Covered front and side porches are perfect for entertaining or quietly enjoying some downtime. Split bedroom concept with Primary Bedroom having access to the private side porch and backyard. Great location within the Metroplex and only minutes to freeways, schools, and shopping.

19. 2022-04-26
    status Active 494-char remark

    Show marketing remark (494 chars)

    Adorable 2 bedroom - 2 bath bungalow home is perfect for a starter home or investment opportunity. Some repairs and updating have already been completed such as updated flooring, kitchen appliances, and bathrooms. Covered front and side porches are perfect for entertaining or quietly enjoying some downtime. Split bedroom concept with Primary Bedroom having access to the private side porch and backyard. Great location within the Metroplex and only minutes to freeways, schools, and shopping.

20. 2022-04-22
    historical Active Option Contract 494-char remark

    Show marketing remark (494 chars)

    Adorable 2 bedroom - 2 bath bungalow home is perfect for a starter home or investment opportunity. Some repairs and updating have already been completed such as updated flooring, kitchen appliances, and bathrooms. Covered front and side porches are perfect for entertaining or quietly enjoying some downtime. Split bedroom concept with Primary Bedroom having access to the private side porch and backyard. Great location within the Metroplex and only minutes to freeways, schools, and shopping.

21. 2022-04-08
    price $169,900 494-char remark

    Show marketing remark (494 chars)

    Adorable 2 bedroom - 2 bath bungalow home is perfect for a starter home or investment opportunity. Some repairs and updating have already been completed such as updated flooring, kitchen appliances, and bathrooms. Covered front and side porches are perfect for entertaining or quietly enjoying some downtime. Split bedroom concept with Primary Bedroom having access to the private side porch and backyard. Great location within the Metroplex and only minutes to freeways, schools, and shopping.

22. 2022-04-08
    status Active 494-char remark

    Show marketing remark (494 chars)

    Adorable 2 bedroom - 2 bath bungalow home is perfect for a starter home or investment opportunity. Some repairs and updating have already been completed such as updated flooring, kitchen appliances, and bathrooms. Covered front and side porches are perfect for entertaining or quietly enjoying some downtime. Split bedroom concept with Primary Bedroom having access to the private side porch and backyard. Great location within the Metroplex and only minutes to freeways, schools, and shopping.

23. 2022-03-31
    historical Active Option Contract 494-char remark

    Show marketing remark (494 chars)

    Adorable 2 bedroom - 2 bath bungalow home is perfect for a starter home or investment opportunity. Some repairs and updating have already been completed such as updated flooring, kitchen appliances, and bathrooms. Covered front and side porches are perfect for entertaining or quietly enjoying some downtime. Split bedroom concept with Primary Bedroom having access to the private side porch and backyard. Great location within the Metroplex and only minutes to freeways, schools, and shopping.

24. 2022-03-19
    listed $189,000 Active 494-char remark

    Show marketing remark (494 chars)

    Adorable 2 bedroom - 2 bath bungalow home is perfect for a starter home or investment opportunity. Some repairs and updating have already been completed such as updated flooring, kitchen appliances, and bathrooms. Covered front and side porches are perfect for entertaining or quietly enjoying some downtime. Split bedroom concept with Primary Bedroom having access to the private side porch and backyard. Great location within the Metroplex and only minutes to freeways, schools, and shopping.

25. 2020-03-23
    historical
26. 2020-02-23
    status Active
27. 2020-02-21
    historical
28. 2020-01-24
    status Active
29. 2020-01-24
    historical
30. 2020-01-17
    status Active
31. 2019-12-30
    status Pending
32. 2019-12-06
    historical Active Contingent
33. 2019-10-23
    listed $115,000 Active
34. 2019-06-12
    historical
35. 2019-05-28
    listed $120,000
36. 2018-12-17
    soldstatus Sold
37. 2018-12-10
    status Pending
38. 2018-12-01
    historical Active Option Contract
39. 2018-11-26
    listed $59,900 Active
40. 2017-09-19
    soldstatus
41. 2017-08-01
    soldstatus
42. 2004-06-30
    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: $3,735 · $311/mo
• Projected year-2 tax: $3,735 · $311/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 ≥110°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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,648
• − Mortgage interest: −$9,243
• − Property taxes: −$3,735
• − Insurance: −$825
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − Depreciation: −$4,800
• Taxable loss: −$2,098
• Est. tax savings @ 24.0%: +$503
• After-tax cash flow: $1,083/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): 22,228
• Household income: $45,770
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 884.0

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% Black 29% Two or more races 24% White 6%
• Hispanic origin (detail): Mexican 57%
• Foreign-born: 28% · Canada
• Languages at home: 44% English-only · Spanish 55% 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: ▲ 27.33%
• Current HPI: 219.2657
• Rent YoY: —
• 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

+175.5% since first listed

29 events — show timeline

• 2026-01-08 Listed $165,000 Fizber.com
• 2022-06-16 Sold (Public Records) — Public Records
• 2022-06-15 Sold (MLS) — NTREIS
• 2022-05-15 Pending — NTREIS
• 2022-05-11 Contingent — NTREIS
• 2022-04-26 Relisted — NTREIS
• 2022-04-22 Contingent — NTREIS
• 2022-04-08 Price Changed $169,900 NTREIS
• 2022-04-08 Relisted — NTREIS
• 2022-03-31 Contingent — NTREIS
• 2022-03-19 Listed $189,000 NTREIS
• 2020-03-23 Listing Removed — NTREIS
• 2020-02-23 Relisted — NTREIS
• 2020-02-21 Listing Removed — NTREIS
• 2020-01-24 Relisted — NTREIS
• 2020-01-24 Listing Removed — NTREIS
• 2020-01-17 Relisted — NTREIS
• 2019-12-30 Pending — NTREIS
• 2019-12-06 Contingent — NTREIS
• 2019-10-23 Listed $115,000 NTREIS
• 2019-06-12 Listing Removed — NTREIS
• 2019-05-28 Listed $120,000 NTREIS
• 2018-12-17 Sold (MLS) — NTREIS
• 2018-12-10 Pending — NTREIS
• 2018-12-01 Contingent — NTREIS
• 2018-11-26 Listed $59,900 NTREIS
• 2017-09-19 Sold (Public Records) — Public Records
• 2017-08-01 Sold (Public Records) — Public Records
• 2004-06-30 Sold (Public Records) — Public Records

Property tax history

+10.4%/yr

Latest (2025): $3,735 · -2.4% YoY. Source: county tax records.