5229 Kilpatrick Ave · Fort Worth, TX 76107

$139,000

3 bd · 1.0 ba · 576 sqft · SingleFamily public records · 99 Days on market

Built 1926 6,273 sqft lot ↓ 18% since listing

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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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming and move-in ready, this 1-bedroom, 1-bath home offers modern updates and peace of mind with all-new flooring and a brand-new roof. Enjoy year-round comfort with a newly installed mini-split system, new appliances & tankless water heater, added just last month. Step outside to a private, fully enclosed backyard, perfect for relaxing or entertaining. Nestled in a close-knit, community-focused neighborhood, this home offers a quiet, family-friendly setting with a slower pace of life—while remaining just minutes from the energy and amenities of Fort Worth. Don’t miss the opportunity to own a home in this growing community.

Key facts

• Brand new roof
• New flooring
• New appliances

Tags

• NEW FLOORING
• BRAND NEW ROOF
• NEW APPLIANCES
• TANKLESS WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $126k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: Como El (math 22% / reading 22%, grade F, #3,333 of 4,322 statewide, top 80%, 411 students, 92% FRL, charter) — zoned schools average 92% FRL vs 73% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 276 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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: 1.25% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.18%
• DSCR: 1.63
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.94% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.17×
• Total profit: $6,658
• Equity at exit: $20,725

10-year hold

• IRR: 13.8%
• Equity multiple: 2.11×
• Total profit: $43,071
• Equity at exit: $12,018

Cash invested: $38,920 (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 76107

• Rents YoY: 2.9%
• Active inventory: 276
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,737 high
• Mortgage (P&I): −$729
• Tax from tax record: −$126 /mo · $1,507/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $460

Break-even live

Break-even rent $1,155

Max offer price $139,000

Occupancy floor 69%

Sensitivity live

Price	-10% $539	-5% $499	+0% $460	+5% $421	+10% $381
Rent	-10% $323	-5% $391	+0% $460	+5% $529	+10% $597
Rate	-1.0pp $530	-0.5pp $495	base $460	+0.5pp $424	+1.0pp $387

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5209 Kilpatrick Ave Fort Worth, TX	2.0	1.0	650	$1,500	$2.31	44d	1	0.04mi
4727 Wellesley Ave Fort Worth, TX	2.0	1.0–2.0	786	$1,430	$1.82	11d	15	0.57mi
4720 Wellesley Ave Fort Worth, TX	1.0–2.0	1.0	745	$1,175	$1.58	25d	1	0.58mi
4716 Littlepage St Fort Worth, TX	2.0	1.0	748	$1,195	$1.60	25d	1	0.82mi
4945 Gage Ave Fort Worth, TX	3.0	1.0–3.0	1217	$4,290	$3.52	2d	45	0.89mi
4900 Bryant Irvin Rd N Unit 2121 Fort Worth, TX	2.0	2.0	750	$1,257	$1.68	4d	1	0.91mi
4900 Gage Ave Fort Worth, TX	1.0–3.0	1.0–2.0	1128	$6,416	$5.69	3d	42	0.93mi
4900 Bryant Irvin Rd N Unit 4957 Fort Worth, TX	2.0	2.0	750	$1,300	$1.73	12d	1	0.94mi
5885 Calmont Ave Fort Worth, TX	1.0–3.0	1.0–2.5	1214	$3,358	$2.77	0d	150	1.05mi
4928 El Campo Ave Fort Worth, TX	1.0–2.0	1.0	800	$1,350	$1.69	2d	5	1.09mi
2500 River Park Dr Fort Worth, TX	1.0–2.0	1.0–2.0	1006	$2,686	$2.67	3d	19	1.20mi
2450 Oak Hill Cir Fort Worth, TX	1.0–4.0	1.0–2.5	1120	$2,559	$2.28	0d	77	1.23mi
2501 Oak Hill Cir Fort Worth, TX	1.0–3.0	1.0–2.0	921	$2,128	$2.31	3d	43	1.25mi
2751 River Park Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1024	$2,340	$2.28	2d	43	1.47mi

Listing history 11 events

1. 2026-04-27
   status Pending
2. 2026-04-21
   historical Active Option Contract
3. 2026-04-03
   price $139,000
4. 2026-03-19
   status Active
5. 2026-03-18
   historical Active Option Contract
6. 2026-03-09
   price $144,000
7. 2026-02-26
   price $149,000
8. 2026-02-18
   price $157,000
9. 2026-01-17
   listed $169,000 Active
10. 2025-12-03
    soldstatus
11. 1993-12-28
    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: $1,507 · $126/mo
• Projected year-2 tax: $2,544 · $212/mo
• Expected delta: +$1,037/yr (+$86/mo · 68.8%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 24 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,845
• − Mortgage interest: −$7,786
• − Property taxes: −$1,507
• − Insurance: −$695
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$4,044
• Taxable income: $3,478
• Est. tax owed @ 24.0%: −$835
• After-tax cash flow: $4,684/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): 30,994
• Household income: $79,990
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 2303.0

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 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 20% Black 15% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 1%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 82% English-only · Spanish 14% French/Haitian/Cajun 1% Chinese 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: ▼ -447.90%
• Current HPI: 296.4355
• Rent YoY: ▲ 2.94%
• 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

-17.8% since first listed

11 events — show timeline

• 2026-04-27 Pending — NTREIS
• 2026-04-21 Contingent — NTREIS
• 2026-04-03 Price Changed $139,000 NTREIS
• 2026-03-19 Relisted — NTREIS
• 2026-03-18 Contingent — NTREIS
• 2026-03-09 Price Changed $144,000 NTREIS
• 2026-02-26 Price Changed $149,000 NTREIS
• 2026-02-18 Price Changed $157,000 NTREIS
• 2026-01-17 Listed $169,000 NTREIS
• 2025-12-03 Sold (Public Records) — Public Records
• 1993-12-28 Sold (Public Records) — Public Records

Property tax history

+9.0%/yr

Latest (2025): $1,507 · -22.0% YoY. Source: county tax records.