7304 Llano Ave · Fort Worth, TX 76116

$110,000

3 bd · 1.0 ba · 745 sqft · SingleFamily public records · 9 Days on market

Built 1948 7,971 sqft lot Est $181k · 39% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity in the established Ridglea West neighborhood of West Fort Worth. This 1948 original sits on an oversized 7980 square foot lot with a covered carport and a detached rear structure, offering multiple options for the right buyer. The home retains its original hardwood floors throughout the living and dining areas, original wood-frame windows with divided light detail, and period millwork and trim that speak to the craftsmanship of the era. The living room features a vaulted ceiling line and a connected dining space. Kitchen is original configuration with space to reconfigure. Property is vacant and being sold strictly as is. No repairs, no credits, no warranties expressed

Key facts

• Vaulted ceiling
• Oversized lot
• Wood-frame windows

Tags

• OVERSIZED LOT
• ORIGINAL HARDWOOD FLOORS
• WOOD-FRAME WINDOWS
• PERIOD MILLWORK
• VAULTED CEILING
• DETACHED REAR STRUCTURE

Property features AI

Finance

• Other: Property subtype: Single Family Residence; Accessibility features: none reported; Property is not attached; Subdivision: Ridglea West Add; County: Tarrant, United States
• Financial info: Listing terms: Cash; Loan type: Treat as clear; No second mortgage reported
• HOA & community: No association

Exterior

• Parking: Attached carport with 2 covered spaces; Driveway; 2 carport spaces
• Security: No surveillance devices reported
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story; Built in 1948; Entry level: main level
• Construction: Siding exterior; Other roof type; Preowned construction
• Exterior features: Chain-link fencing; Interior lot with a large backyard primarily grass

Interior

• Kitchen: No built-in appliances listed
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: No central heating; Wall/window air conditioning units
• Interior features: Cable TV available; High-speed internet available; Other interior features; One living area; One dining area; Total rooms: 2; One-level home
• Laundry & utility: No heating system listed; Cooling via wall/window units

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 12.3% 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: 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 rising (+1.8%/yr); 215 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 36% of the median local income ($56k/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 $761 of loan paydown is wiped out by about $3k 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 + 1.8% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $110,000

Questions for the listing agent

1. Built in 1948 — 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: 1.53% ✓
• Cap rate: 12.26%
• Cash-on-cash: 21.32%
• DSCR: 1.95
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $181,035
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4501 Marks Pl	0.12mi	2/1.0 (-1)	747 (+0%)	9mo	$189,900	$254	81
4817 Marks Pl	0.36mi	2/1.0 (-1)	761 (+2%)	0mo	$135,000	$177	74
4208 Fairfax St	0.30mi	2/1.0 (-1)	720 (-3%)	2mo	$187,000	$260	74
7429 Culver Ave	0.43mi	2/1.0 (-1)	754 (+1%)	1mo	$185,000	$245	72
7433 Mohawk Ave	0.29mi	2/1.0 (-1)	761 (+2%)	9mo	$165,900	$218	70
7425 Mohawk Ave	0.28mi	3/1.0	780 (+5%)	11mo	$165,000	$212	70
4816 Marks Pl	0.36mi	2/1.0 (-1)	725 (-3%)	6mo	$185,000	$255	69
4941 Gilbert Dr	0.56mi	2/1.0 (-1)	754 (+1%)	0mo	$144,900	$192	66
4709 Mayfair St	0.56mi	3/2.0	744 (-0%)	8mo	$185,000	$249	62
4932 Royal Dr	0.61mi	2/1.0 (-1)	720 (-3%)	8mo	$149,900	$208	54
4945 Gilbert Dr	0.57mi	2/1.0 (-1)	822 (+10%)	3mo	$200,000	$243	49
4944 Royal Dr	0.64mi	2/1.0 (-1)	800 (+7%)	11mo	$159,900	$200	44

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 · 1.77% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.49×
• Total profit: $15,007
• Equity at exit: $16,401

10-year hold

• IRR: 20.4%
• Equity multiple: 2.62×
• Total profit: $49,861
• Equity at exit: $9,511

Cash invested: $30,800 (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 76116

• Rents YoY: 1.8%
• Active inventory: 215
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,685 high
• Mortgage (P&I): −$577
• Tax from tax record: −$162 /mo · $1,939/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $547

Break-even live

Break-even rent $993

Max offer price $110,000

Occupancy floor 63%

Sensitivity live

Price	-10% $609	-5% $578	+0% $547	+5% $516	+10% $485
Rent	-10% $414	-5% $481	+0% $547	+5% $614	+10% $680
Rate	-1.0pp $603	-0.5pp $575	base $547	+0.5pp $519	+1.0pp $490

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4300 Old Benbrook Rd Fort Worth, TX	1.0–2.0	1.0–2.0	743	$1,300	$1.75	4d	12	0.39mi
4709 Mayfair St Fort Worth, TX	4.0	2.0	744	$1,895	$2.55	3d	1	0.56mi
3450 River Park Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1050	$2,090	$1.99	3d	17	1.04mi
3309 Riveroad Ct Fort Worth, TX	1.0–2.0	1.0–2.0	817	$1,504	$1.84	5d	30	1.22mi
3101 River Park Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1110	$1,905	$1.72	2d	32	1.32mi
2751 River Park Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1024	$2,340	$2.28	2d	43	1.44mi

Listing history 7 events

1. 2026-06-21
   days on market $110,000 Active 9 DOM
2. 2026-06-18
   days on market $110,000 Active 6 DOM
3. 2026-06-17
   days on market $110,000 Active 5 DOM
4. 2026-06-16
   days on market $110,000 Active 4 DOM
5. 2026-06-15
   days on market $110,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $110,000 Active 1 DOM

ⓘ 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: $1,939 · $162/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$74/yr (+$6/mo · 3.8%)

ⓘ 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 ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 25% 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: $20,225
• − Mortgage interest: −$6,162
• − Property taxes: −$1,939
• − Insurance: −$550
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$3,200
• Taxable income: $5,138
• Est. tax owed @ 24.0%: −$1,233
• After-tax cash flow: $5,333/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): 49,856
• Household income: $56,187
• Rent vs Own: 63.3% rent · 36.7% own
• Severe rent burden: 4188.0

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 0.66)
• Race & ethnicity: White 48% Hispanic / Latino 27% Black 20% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 22% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 10% · Canada, China
• Languages at home: 79% English-only · Spanish 17% Other Indo-European 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: ▼ -283.10%
• Current HPI: 282.3806
• Rent YoY: ▲ 1.77%
• 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

6 events — show timeline

• 2026-06-12 Listed $110,000 NTREIS
• 2026-03-10 Sold (Public Records) — Public Records
• 2025-12-30 Sold (Public Records) — Public Records
• 2025-12-30 Sold (Public Records) — Public Records
• 2025-10-31 Sold (Public Records) — Public Records
• 1984-11-09 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,939 · -2.4% YoY. Source: county tax records.