4113 Ave Ave N · Fort Worth, TX 76105

$84,900

3 bd · 1.0 ba · 1,505 sqft · SingleFamily public records · 9 Days on market

Built 1949 6,970 sqft lot $56/sqft · 61% below area

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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
• Appreciation +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

Listing remarks

INVESTOR SPECIAL! BPO completed. Fantastic opportunity for a full rehab in a high-demand Section 8 area. Great potential for consistent cash flow. BPO has been completed for a streamlined process. Property is currently boarded and secured for safety—no interior showings available. Drive-by only. Please do not trespass. Selling strictly As-Is. OFFER REQUIREMENTS: All offers must include Proof of Funds. Please provide LLC Docs if purchasing as an entity, or a Photo ID if purchasing as an individual. Located in the established Eastover neighborhood of Fort Worth, this 3-bedroom, 2-bath single-story home offers a great opportunity for buyers or investors looking for value and potential. W

Key facts

• 6,970 sq ft lot
• Built 1949
• Listed 9 days

Property features AI

Finance

• Other: Subdivision: Eastover Add; Directions available
• Financial info: Cash offers only; Special listing condition: Real Estate Owned
• HOA & community: No association

Exterior

• Parking: Driveway (no garage or covered/carport spaces)
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; Built in 1949; Not attached
• Construction: Frame construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered rear porch; Covered porch(es); Interior lot in a subdivision

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: Combination
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: One level layout; Combination flooring; One living area; One dining area; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room

🏷️ Possibly a rental listed for sale. The $84,900 price doesn't fit this home's estimated sale value (~$217,129) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 16.3% 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: S S Dillow El (math 16% / reading 17%, grade F, #3,946 of 4,322 statewide, top 92%, 398 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: 101 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $1,721/mo this rent would consume 45% of the median local household income ($46k/yr) (locally 884% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $9k of equity ($587 loan paydown + $8k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 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 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1949 — 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: 2.03% ✓
• Cap rate: 16.26%
• Cash-on-cash: 35.61%
• DSCR: 2.58
• GRM: 4.1

CMA / ARV

• ARV (median comp): $217,129
• List price: $84,900
• Delta: -42.43%
• 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
4249 Crenshaw Ave	0.42mi	3/2.0	1,456 (-3%)	4mo	$234,900	$161	68
1700 S Edgewood Ter	0.64mi	3/1.5	1,521 (+1%)	1mo	$225,000	$148	66
4001 Fitzhugh Ave	0.44mi	4/1.0 (+1)	1,380 (-8%)	1mo	$135,000	$98	60
4133 Ave H	0.37mi	3/2.0	1,338 (-11%)	4mo	$252,500	$189	57
1616 Lindsey St	0.71mi	4/2.0 (+1)	1,530 (+2%)	2mo	$329,900	$216	53
2729 Wallace St	0.45mi	4/2.0 (+1)	1,624 (+8%)	6mo	$235,000	$145	52
1004 S Sargent St	0.70mi	3/2.0	1,616 (+7%)	3mo	$305,000	$189	49
1408 S Edgewood Ter	0.72mi	3/2.0	1,407 (-6%)	5mo	$309,900	$220	47
3423 Avenue N	0.69mi	4/3.5 (+1)	1,465 (-3%)	3mo	$245,000	$167	46
3524 Ave Ave N	0.58mi	3/2.0	1,344 (-11%)	7mo	$165,900	$123	45
2509 Campbell St	0.56mi	3/2.0	1,280 (-15%)	3mo	$240,000	$188	42
4754 Ramey Ave	0.73mi	4/2.0 (+1)	1,723 (+14%)	3mo	$359,000	$208	30

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: 51.6%
• Equity multiple: 4.84×
• Total profit: $91,232
• Equity at exit: $76,485

10-year hold

• IRR: 45.3%
• Equity multiple: 10.82×
• Total profit: $233,468
• Equity at exit: $164,942

Cash invested: $23,772 (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: 101
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,721 high
• Mortgage (P&I): −$445
• Tax from tax record: −$173 /mo · $2,080/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $705

Break-even live

Break-even rent $828

Max offer price $84,900

Occupancy floor 54%

Sensitivity live

Price	-10% $753	-5% $729	+0% $705	+5% $681	+10% $657
Rent	-10% $569	-5% $637	+0% $705	+5% $773	+10% $841
Rate	-1.0pp $748	-0.5pp $727	base $705	+0.5pp $683	+1.0pp $661

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3816 Avenue N Fort Worth, TX	3.0	1.0	1108	$1,550	$1.40	7d	1	0.27mi
2302 Coleman Ave Fort Worth, TX	3.0	2.0	1960	$1,550	$0.79	45d	1	0.28mi
3731 Avenue M Unit M Fort Worth, TX	3.0	2.0	1425	$1,900	$1.33	24d	1	0.33mi
3921 Avenue H Unit H Fort Worth, TX	3.0	2.0	1064	$1,550	$1.46	8d	1	0.37mi
2701 Vogt St Fort Worth, TX	3.0	2.0	1090	$1,475	$1.35	15d	1	0.37mi
4312 Lorin Ave Fort Worth, TX	4.0	2.0	1230	$2,000	$1.63	45d	1	0.39mi
2500 S Edgewood Ter Fort Worth, TX	1.0–3.0	1.0–2.5	1123	$1,895	$1.69	3d	34	0.50mi
3302 Avenue H Unit 3300 Fort Worth, TX	2.0	1.0	1050	$1,150	$1.10	45d	1	0.87mi
3300 Avenue H Fort Worth, TX	2.0	1.0	1050	$1,150	$1.10	45d	1	0.87mi
4929 Willie St Fort Worth, TX	3.0	2.0	1386	$1,650	$1.19	0d	1	0.99mi
4929 Willie St Fort Worth, TX	3.0	2.0	1386	$1,650	$1.19	6d	1	0.99mi
2912 Avenue K Fort Worth, TX	3.0	1.5	1200	$1,600	$1.33	45d	1	1.10mi
2909 Avenue K Fort Worth, TX	3.0	2.0	1490	$700	$0.47	45d	1	1.12mi
501 S Edgewood Ter Fort Worth, TX	1.0–2.0	1.0–2.0	887	$1,575	$1.77	14d	10	1.24mi
1007 Tierney Rd Unit 1007 Fort Worth, TX	2.0	1.0	1600	$1,250	$0.78	45d	1	1.28mi
2815 Avenue E Fort Worth, TX	2.0	1.0	2096	$1,200	$0.57	26d	1	1.32mi
3983 Griggs Ct Fort Worth, TX	3.0	1.0	1062	$1,500	$1.41	0d	1	1.38mi
5328 Carol Ave Fort Worth, TX	4.0	2.0	1230	$2,100	$1.71	45d	1	1.44mi
5055 Virgil St Fort Worth, TX	3.0	2.0	1089	$1,650	$1.52	26d	1	1.45mi
4336 Jana Dr Fort Worth, TX	3.0	1.0	1070	$1,650	$1.54	6d	1	1.46mi

Listing history 18 events

1. 2026-06-21
   days on market $84,900 Active 9 DOM
2. 2026-06-18
   days on market $84,900 Active 6 DOM
3. 2026-06-17
   days on market $84,900 Active 5 DOM
4. 2026-06-16
   days on market $84,900 Active 4 DOM
5. 2026-06-15
   days on market $84,900 Active 3 DOM
6. 2026-06-13
   pricestatusdays on marketlisting id $84,900 Active 1 DOM
7. 2026-03-06
   listed $125,000 Active
8. 2025-12-14
   price $135,000
9. 2025-12-14
   status Active
10. 2025-11-22
    listed $129,000 Active
11. 2019-02-27
    soldstatus Sold
12. 2018-03-19
    status Pending
13. 2018-03-16
    status Active Option Contract
14. 2018-03-05
    historical
15. 2018-03-01
    price $67,700
16. 2018-03-01
    status Active
17. 2018-02-27
    historical
18. 2018-02-27
    listed $75,250

ⓘ 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: $2,080 · $173/mo
• Projected year-2 tax: $2,080 · $173/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 · 22 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: $20,647
• − Mortgage interest: −$4,756
• − Property taxes: −$2,080
• − Insurance: −$424
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − Depreciation: −$2,470
• Taxable income: $7,614
• Est. tax owed @ 24.0%: −$1,827
• After-tax cash flow: $6,637/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

+12.8% since first listed

15 events — show timeline

• 2026-06-12 Listed $84,900 NTREIS
• 2026-06-11 Relisted — NTREIS
• 2026-06-11 Listing Removed — NTREIS
• 2026-03-06 Listed $125,000 NTREIS
• 2025-12-14 Price Changed $135,000 NTREIS
• 2025-12-14 Relisted — NTREIS
• 2025-11-22 Listed $129,000 NTREIS
• 2019-02-27 Sold (MLS) — NTREIS
• 2018-03-19 Pending — NTREIS
• 2018-03-16 Relisted — NTREIS
• 2018-03-05 Listing Removed — NTREIS
• 2018-03-01 Price Changed $67,700 NTREIS
• 2018-03-01 Relisted — NTREIS
• 2018-02-27 Listed $75,250 NTREIS
• 2018-02-27 Listing Removed — NTREIS

Property tax history

+3.8%/yr

Latest (2025): $2,080 · -10.0% YoY. Source: county tax records.