3313 Hatcher St · Fort Worth, TX 76119

$135,000

4 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 144 Days on market

Built 1954 7,928 sqft lot $121/sqft · 26% below area Est $182k · 26% under

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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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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 MLS

Value-add opportunity in an established Fort Worth neighborhood. This 4 bedroom 2 bath home offers a spacious layout with strong potential for renovation and improvement. Ideal for investors or buyers looking to update and customize. Property is being sold as-is, with no repairs to be made by seller. Convenient location with access to major roadways, shopping, and local amenities. Great opportunity for renovation, resale, or long-term rental. Check it out!

Key facts

• 7,928 sq ft lot
• Built 1954
• Listed 144 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: 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: Rents soft (-1.6%/yr); 186 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 ($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 $933 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

• It's been on market 144 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $25k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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 1954 — 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: 1.29% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.50%
• DSCR: 1.65
• GRM: 6.5

CMA / ARV

• ARV (median comp): $181,877
• List price: $135,000
• Delta: -25.77%
• 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
4500 Reed St	0.20mi	3/1.0 (-1)	1,096 (-2%)	1mo	$165,000	$151	81
4608 Reed St	0.25mi	3/1.0 (-1)	1,050 (-6%)	2mo	$149,900	$143	71
4613 Crenshaw Ave	0.45mi	3/2.0 (-1)	1,118 (-0%)	0mo	$202,000	$181	69
4613 Forbes St	0.31mi	3/2.0 (-1)	1,148 (+2%)	4mo	$120,000	$105	69
3919 E Berry St	0.58mi	3/1.5 (-1)	1,147 (+2%)	2mo	$89,989	$78	60
3424 Rufus St	0.62mi	3/1.0 (-1)	1,138 (+2%)	5mo	$195,000	$171	59
3775 Castleman St	0.61mi	3/2.0 (-1)	1,140 (+2%)	2mo	$214,900	$189	58
4505 Quails Ln	0.49mi	3/1.0 (-1)	1,047 (-6%)	4mo	$99,900	$95	58
4248 Bertha Ave	0.37mi	3/1.0 (-1)	1,260 (+12%)	2mo	$140,000	$111	56
4413 Quails Ln	0.48mi	3/2.0 (-1)	1,200 (+7%)	2mo	$225,000	$188	55
2233 Eastover Ave	0.71mi	3/1.0 (-1)	1,185 (+6%)	2mo	$205,000	$173	50
4120 Wilhelm St	0.61mi	3/1.0 (-1)	996 (-11%)	0mo	$169,999	$171	48

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,122
• Equity at exit: $20,129

10-year hold

• IRR: 7.9%
• Equity multiple: 1.52×
• Total profit: $19,646
• Equity at exit: $11,672

Cash invested: $37,800 (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: 186
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,742 high
• Mortgage (P&I): −$708
• Tax from tax record: −$155 /mo · $1,861/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $457

Break-even live

Break-even rent $1,164

Max offer price $135,000

Occupancy floor 69%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4508 Wiman Dr Fort Worth, TX	3.0	2.0	1045	$1,580	$1.51	6d	1	0.26mi
4312 Lorin Ave Fort Worth, TX	4.0	2.0	1230	$2,000	$1.63	43d	1	0.57mi
4336 Jana Dr Fort Worth, TX	3.0	1.0	1070	$1,650	$1.54	3d	1	0.59mi
2500 S Edgewood Ter Fort Worth, TX	1.0–3.0	1.0–2.5	1123	$1,895	$1.69	1d	34	0.60mi
3758 Donalee St Fort Worth, TX	3.0	1.0	720	$1,395	$1.94	43d	1	0.65mi
5055 Virgil St Fort Worth, TX	3.0	2.0	1089	$1,650	$1.52	24d	1	0.68mi
4217 Wilhelm St Fort Worth, TX	3.0	2.0	1380	$1,650	$1.20	43d	1	0.73mi
3421 Bright St Unit 3421 Fort Worth, TX	3.0	1.0	900	$1,375	$1.53	43d	1	0.77mi
2701 Vogt St Fort Worth, TX	3.0	2.0	1090	$1,475	$1.35	13d	1	0.79mi
3816 Avenue N Fort Worth, TX	3.0	1.0	1108	$1,550	$1.40	5d	1	0.98mi
5336 Cottey St Fort Worth, TX	3.0	2.0	1045	$1,699	$1.63	43d	1	1.02mi
3201 Mount Horum Way Fort Worth, TX	3.0	2.0	1045	$1,699	$1.63	6d	1	1.07mi
3731 Avenue M Unit M Fort Worth, TX	3.0	2.0	1425	$1,900	$1.33	22d	1	1.10mi
5328 Carol Ave Fort Worth, TX	4.0	2.0	1230	$2,100	$1.71	43d	1	1.11mi
4929 Willie St Fort Worth, TX	3.0	2.0	1386	$1,650	$1.19	3d	1	1.16mi
2128 R. W. Bivens Ln Fort Worth, TX	3.0	2.0	1045	$1,615	$1.55	13d	1	1.22mi
3865 Stalcup Rd Fort Worth, TX	3.0	2.0	1090	$1,814	$1.66	6d	1	1.25mi
3921 Avenue H Unit H Fort Worth, TX	3.0	2.0	1064	$1,550	$1.46	6d	1	1.27mi
3211 Montague St Fort Worth, TX	3.0	2.0	1460	$1,999	$1.37	43d	1	1.33mi
3700 Radford Rd Fort Worth, TX	3.0	2.0	1124	$1,650	$1.47	12d	1	1.39mi
3700 Radford Rd Fort Worth, TX	3.0	2.0	1124	$1,650	$1.47	24d	1	1.39mi
3155 N Glen Garden Dr Fort Worth, TX	3.0	2.0	1254	$1,995	$1.59	3d	1	1.47mi
1810 Wiseman Ave Fort Worth, TX	3.0	2.0	1000	$1,500	$1.50	43d	1	1.50mi

Listing history 23 events

1. 2026-06-18
   days on market $135,000 Active 144 DOM
2. 2026-06-17
   days on market $135,000 Active 143 DOM
3. 2026-06-16
   days on market $135,000 Active 142 DOM
4. 2026-06-15
   pricedays on market $135,000 Active 141 DOM
5. 2026-06-13
   days on market $145,000 Active 139 DOM
6. 2026-06-09
   days on market $145,000 Active 135 DOM
7. 2026-06-08
   days on market $145,000 Active 134 DOM
8. 2026-06-07
   days on market $145,000 Active 133 DOM
9. 2026-06-04
   days on market $145,000 Active 130 DOM
10. 2026-06-03
    days on market $145,000 Active 129 DOM
11. 2026-06-02
    days on market $145,000 Active 128 DOM
12. 2026-05-31
    days on market $145,000 Active 127 DOM
13. 2026-04-23
    status Active 460-char remark

    Show marketing remark (460 chars)

    Value-add opportunity in an established Fort Worth neighborhood. This 4 bedroom 2 bath home offers a spacious layout with strong potential for renovation and improvement. Ideal for investors or buyers looking to update and customize. Property is being sold as-is, with no repairs to be made by seller. Convenient location with access to major roadways, shopping, and local amenities. Great opportunity for renovation, resale, or long-term rental. Check it out!

14. 2026-04-22
    historical 460-char remark

    Show marketing remark (460 chars)

    Value-add opportunity in an established Fort Worth neighborhood. This 4 bedroom 2 bath home offers a spacious layout with strong potential for renovation and improvement. Ideal for investors or buyers looking to update and customize. Property is being sold as-is, with no repairs to be made by seller. Convenient location with access to major roadways, shopping, and local amenities. Great opportunity for renovation, resale, or long-term rental. Check it out!

15. 2026-04-16
    price $145,000 460-char remark

    Show marketing remark (460 chars)

    Value-add opportunity in an established Fort Worth neighborhood. This 4 bedroom 2 bath home offers a spacious layout with strong potential for renovation and improvement. Ideal for investors or buyers looking to update and customize. Property is being sold as-is, with no repairs to be made by seller. Convenient location with access to major roadways, shopping, and local amenities. Great opportunity for renovation, resale, or long-term rental. Check it out!

16. 2026-03-13
    price $150,000 460-char remark

    Show marketing remark (460 chars)

    Value-add opportunity in an established Fort Worth neighborhood. This 4 bedroom 2 bath home offers a spacious layout with strong potential for renovation and improvement. Ideal for investors or buyers looking to update and customize. Property is being sold as-is, with no repairs to be made by seller. Convenient location with access to major roadways, shopping, and local amenities. Great opportunity for renovation, resale, or long-term rental. Check it out!

17. 2026-01-22
    listed $160,000 Active 460-char remark

    Show marketing remark (460 chars)

    Value-add opportunity in an established Fort Worth neighborhood. This 4 bedroom 2 bath home offers a spacious layout with strong potential for renovation and improvement. Ideal for investors or buyers looking to update and customize. Property is being sold as-is, with no repairs to be made by seller. Convenient location with access to major roadways, shopping, and local amenities. Great opportunity for renovation, resale, or long-term rental. Check it out!

18. 2023-11-17
    soldstatus
19. 2023-01-11
    soldstatus
20. 2018-11-02
    soldstatus Sold 306-char remark

    Show marketing remark (306 chars)

    4 Bedroom 1 Bath home. Will make great first home or investment property. Home is currently rented. Area is going thru resurgence with many new homes under construction. Selling as is. 11% cash on cash return. Buyer to verify all information herein. Do not disturb occupant! No trespassing! Rented at $595.

21. 2018-06-22
    status Pending 306-char remark

    Show marketing remark (306 chars)

    4 Bedroom 1 Bath home. Will make great first home or investment property. Home is currently rented. Area is going thru resurgence with many new homes under construction. Selling as is. 11% cash on cash return. Buyer to verify all information herein. Do not disturb occupant! No trespassing! Rented at $595.

22. 2018-05-16
    historical 306-char remark

    Show marketing remark (306 chars)

    4 Bedroom 1 Bath home. Will make great first home or investment property. Home is currently rented. Area is going thru resurgence with many new homes under construction. Selling as is. 11% cash on cash return. Buyer to verify all information herein. Do not disturb occupant! No trespassing! Rented at $595.

23. 2018-04-23
    listed $65,000 Active 306-char remark

    Show marketing remark (306 chars)

    4 Bedroom 1 Bath home. Will make great first home or investment property. Home is currently rented. Area is going thru resurgence with many new homes under construction. Selling as is. 11% cash on cash return. Buyer to verify all information herein. Do not disturb occupant! No trespassing! Rented at $595.

ⓘ 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: $1,861 · $155/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$610/yr (+$51/mo · 32.8%)

ⓘ 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,900
• − Mortgage interest: −$7,562
• − Property taxes: −$1,861
• − Insurance: −$675
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$3,927
• Taxable income: $3,531
• Est. tax owed @ 24.0%: −$847
• After-tax cash flow: $4,632/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

+123.1% since first listed

11 events — show timeline

• 2026-04-23 Relisted — NTREIS
• 2026-04-22 Listing Removed — NTREIS
• 2026-04-16 Price Changed $145,000 NTREIS
• 2026-03-13 Price Changed $150,000 NTREIS
• 2026-01-22 Listed $160,000 NTREIS
• 2023-11-17 Sold (Public Records) — Public Records
• 2023-01-11 Sold (Public Records) — Public Records
• 2018-11-02 Sold (MLS) — NTREIS
• 2018-06-22 Pending — NTREIS
• 2018-05-16 Listing Removed — NTREIS
• 2018-04-23 Listed $65,000 NTREIS

Property tax history

+5.5%/yr

Latest (2025): $1,861 · -9.9% YoY. Source: county tax records.