5029 Cottey St · Fort Worth, TX 76105

$229,000

3 bd · 2.0 ba · 1,374 sqft · SingleFamily public records · 79 Days on market

Built 2007 7,275 sqft lot $167/sqft · 20% below area Est $287k · 20% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.3/30.0
• Livability +4.0/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• DSCR +1.5/10.0

Listing remarks MLS

Well-maintained 4 bedroom, 2-bathroom home located in an established Fort Worth neighborhood. The home offers a functional layout with a comfortable living area, dining space, and a practical kitchen with cabinet storage. Bedrooms provide flexible space for family members, guests, or a home office. New Sewer System Installed.

Key facts

• Practical kitchen
• Functional layout
• New sewer system

Tags

• FUNCTIONAL LAYOUT
• COMFORTABLE LIVING AREA
• PRACTICAL KITCHEN
• NEW SEWER SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-301 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (23.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (22.1% below list).
• Recommended offer: $176k (23.2% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.9% in Fort Worth — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• At $1,785/mo this rent would consume 47% 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 $24k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Tarrant County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,855 (23.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.63%
• DSCR: 0.75
• GRM: 10.7

CMA / ARV

• ARV (median comp): $286,802
• List price: $229,000
• Delta: -20.15%
• 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
5017 Cottey St	0.05mi	3/2.0	1,397 (+2%)	4mo	$268,500	$192	92
5013 Cottey St	0.05mi	3/2.0	1,397 (+2%)	4mo	$262,500	$188	92
5030 Pinson St	0.15mi	3/2.0	1,397 (+2%)	4mo	$299,000	$214	87
2515 Birdell Ct	0.42mi	3/2.0	1,397 (+2%)	1mo	$265,000	$190	77
2513 Birdell Ct	0.42mi	3/2.0	1,397 (+2%)	2mo	$268,500	$192	76
2801 Mount Horum Way	0.42mi	3/2.5	1,393 (+1%)	3mo	$275,000	$197	74
5000 Reed St	0.46mi	4/2.0 (+1)	1,382 (+1%)	2mo	$242,000	$175	71
4824 Sunshine Dr	0.33mi	3/2.0	1,564 (+14%)	0mo	$289,000	$185	61
2413 Lena St	0.39mi	3/2.0	1,211 (-12%)	2mo	$249,000	$206	60
4613 Reed St	0.67mi	4/2.0 (+1)	1,306 (-5%)	3mo	$217,000	$166	53
3716 Clotell Dr	0.59mi	3/2.0	1,218 (-11%)	1mo	$220,000	$181	53
5179 Charlene St	0.42mi	3/2.5	1,580 (+15%)	1mo	$299,900	$190	52

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: 20.3%
• Equity multiple: 2.65×
• Total profit: $105,664
• Equity at exit: $206,301

10-year hold

• IRR: 18.5%
• Equity multiple: 6.09×
• Total profit: $326,443
• Equity at exit: $444,897

Cash invested: $64,120 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,785 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$415 /mo · $4,977/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-301

Break-even live

Break-even rent $2,166

Max offer price $175,855

Occupancy floor —

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5336 Cottey St Fort Worth, TX	3.0	2.0	1045	$1,699	$1.63	43d	1	0.35mi
5328 Carol Ave Fort Worth, TX	4.0	2.0	1230	$2,100	$1.71	43d	1	0.41mi
3201 Mount Horum Way Fort Worth, TX	3.0	2.0	1045	$1,699	$1.63	6d	1	0.42mi
5055 Virgil St Fort Worth, TX	3.0	2.0	1089	$1,650	$1.52	24d	1	0.51mi
2128 R. W. Bivens Ln Fort Worth, TX	3.0	2.0	1045	$1,615	$1.55	13d	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	0.63mi
4929 Willie St Fort Worth, TX	3.0	2.0	1386	$1,650	$1.19	3d	1	0.70mi
4312 Lorin Ave Fort Worth, TX	4.0	2.0	1230	$2,000	$1.63	43d	1	0.75mi
4508 Wiman Dr Fort Worth, TX	3.0	2.0	1045	$1,580	$1.51	6d	1	0.81mi
3700 Radford Rd Fort Worth, TX	3.0	2.0	1124	$1,650	$1.47	12d	1	0.82mi
3700 Radford Rd Fort Worth, TX	3.0	2.0	1124	$1,650	$1.47	24d	1	0.82mi
1810 Wiseman Ave Fort Worth, TX	3.0	2.0	1000	$1,500	$1.50	43d	1	0.86mi
3865 Stalcup Rd Fort Worth, TX	3.0	2.0	1090	$1,814	$1.66	6d	1	0.87mi
5636 Lester Granger Dr Fort Worth, TX	3.0	2.0	1300	$1,495	$1.15	24d	1	0.88mi
4217 Wilhelm St Fort Worth, TX	3.0	2.0	1380	$1,650	$1.20	43d	1	1.06mi
4336 Jana Dr Fort Worth, TX	3.0	1.0	1070	$1,650	$1.54	3d	1	1.09mi
2312 Cass St Fort Worth, TX	4.0	2.5	1600	$1,850	$1.16	13d	1	1.12mi
1007 Tierney Rd Unit 1007 Fort Worth, TX	2.0	1.0	1600	$1,250	$0.78	43d	1	1.18mi
5818 Grayson St Unit 5818 Fort Worth, TX	3.0	2.5	1400	$2,000	$1.43	18d	1	1.24mi
5820 Grayson St Fort Worth, TX	3.0	2.5	1417	$1,895	$1.34	43d	1	1.24mi
2701 Vogt St Fort Worth, TX	3.0	2.0	1090	$1,475	$1.35	13d	1	1.25mi
1736 Ransom Ter Fort Worth, TX	3.0	2.0	1322	$1,850	$1.40	14d	1	1.26mi
5913 Montague St Fort Worth, TX	3.0	2.0	1090	$1,549	$1.42	13d	1	1.32mi
3816 Avenue N Fort Worth, TX	3.0	1.0	1108	$1,550	$1.40	5d	1	1.35mi
5712 Whittlesey Rd Fort Worth, TX	4.0	2.0	1610	$2,000	$1.24	44d	1	1.40mi
5908 Oakdale Dr Fort Worth, TX	3.0	2.0	1090	$1,475	$1.35	6d	1	1.44mi
3731 Avenue M Unit M Fort Worth, TX	3.0	2.0	1425	$1,900	$1.33	22d	1	1.44mi
3421 Bright St Unit 3421 Fort Worth, TX	3.0	1.0	900	$1,375	$1.53	43d	1	1.44mi
3921 Avenue H Unit H Fort Worth, TX	3.0	2.0	1064	$1,550	$1.46	6d	1	1.45mi

Listing history 32 events

1. 2026-06-18
   days on market $229,000 Active 79 DOM
2. 2026-06-17
   days on market $229,000 Active 78 DOM
3. 2026-06-16
   days on market $229,000 Active 77 DOM
4. 2026-06-15
   days on market $229,000 Active 76 DOM
5. 2026-06-13
   days on market $229,000 Active 74 DOM
6. 2026-06-09
   days on market $229,000 Active 70 DOM
7. 2026-06-08
   days on market $229,000 Active 69 DOM
8. 2026-06-07
   days on market $229,000 Active 68 DOM
9. 2026-06-04
   days on market $229,000 Active 65 DOM
10. 2026-06-03
    days on market $229,000 Active 64 DOM
11. 2026-06-02
    days on market $229,000 Active 63 DOM
12. 2026-06-02
    days on market $229,000 Active 62 DOM
13. 2026-05-31
    days on market $229,000 Active 61 DOM
14. 2026-05-10
    price $229,000 327-char remark

    Show marketing remark (327 chars)

    Well-maintained 4 bedroom, 2-bathroom home located in an established Fort Worth neighborhood. The home offers a functional layout with a comfortable living area, dining space, and a practical kitchen with cabinet storage. Bedrooms provide flexible space for family members, guests, or a home office. New Sewer System Installed.

15. 2026-03-31
    listed $239,000 Active 327-char remark

    Show marketing remark (327 chars)

    Well-maintained 4 bedroom, 2-bathroom home located in an established Fort Worth neighborhood. The home offers a functional layout with a comfortable living area, dining space, and a practical kitchen with cabinet storage. Bedrooms provide flexible space for family members, guests, or a home office. New Sewer System Installed.

16. 2024-09-05
    soldstatus Closed 350-char remark

    Show marketing remark (350 chars)

    Act fast on this adorable 4 bedroom, 2 bathroom home in Fort Worth. Your client will love the extremely spacious kitchen with plenty of cabinetry with dining room, easy-care luxury vinyl plank, open concept and nice sized primary bedroom with huge walk-in closet. 1 car garage and fenced backyard. Low maintenance and move in ready! NEW Roof 2024.

17. 2024-09-05
    soldstatus

    Show marketing remark (350 chars)

    Act fast on this adorable 4 bedroom, 2 bathroom home in Fort Worth. Your client will love the extremely spacious kitchen with plenty of cabinetry with dining room, easy-care luxury vinyl plank, open concept and nice sized primary bedroom with huge walk-in closet. 1 car garage and fenced backyard. Low maintenance and move in ready! NEW Roof 2024.

18. 2024-08-05
    status Pending 350-char remark

    Show marketing remark (350 chars)

    Act fast on this adorable 4 bedroom, 2 bathroom home in Fort Worth. Your client will love the extremely spacious kitchen with plenty of cabinetry with dining room, easy-care luxury vinyl plank, open concept and nice sized primary bedroom with huge walk-in closet. 1 car garage and fenced backyard. Low maintenance and move in ready! NEW Roof 2024.

19. 2024-07-25
    price $229,500 350-char remark

    Show marketing remark (350 chars)

    Act fast on this adorable 4 bedroom, 2 bathroom home in Fort Worth. Your client will love the extremely spacious kitchen with plenty of cabinetry with dining room, easy-care luxury vinyl plank, open concept and nice sized primary bedroom with huge walk-in closet. 1 car garage and fenced backyard. Low maintenance and move in ready! NEW Roof 2024.

20. 2024-07-16
    price $235,900 350-char remark

    Show marketing remark (350 chars)

    Act fast on this adorable 4 bedroom, 2 bathroom home in Fort Worth. Your client will love the extremely spacious kitchen with plenty of cabinetry with dining room, easy-care luxury vinyl plank, open concept and nice sized primary bedroom with huge walk-in closet. 1 car garage and fenced backyard. Low maintenance and move in ready! NEW Roof 2024.

21. 2024-06-26
    price $244,900 350-char remark

    Show marketing remark (350 chars)

    Act fast on this adorable 4 bedroom, 2 bathroom home in Fort Worth. Your client will love the extremely spacious kitchen with plenty of cabinetry with dining room, easy-care luxury vinyl plank, open concept and nice sized primary bedroom with huge walk-in closet. 1 car garage and fenced backyard. Low maintenance and move in ready! NEW Roof 2024.

22. 2024-06-13
    listed $249,000 Active 350-char remark

    Show marketing remark (350 chars)

    Act fast on this adorable 4 bedroom, 2 bathroom home in Fort Worth. Your client will love the extremely spacious kitchen with plenty of cabinetry with dining room, easy-care luxury vinyl plank, open concept and nice sized primary bedroom with huge walk-in closet. 1 car garage and fenced backyard. Low maintenance and move in ready! NEW Roof 2024.

23. 2015-11-16
    soldstatus
24. 2015-11-13
    soldstatus Sold
25. 2015-11-07
    status Pending
26. 2015-11-03
    historical Active Option Contract
27. 2015-09-27
    listed $89,000 Active
28. 2008-06-25
    soldstatus
29. 2006-08-03
    soldstatus
30. 2006-08-01
    soldstatus
31. 1999-01-05
    soldstatus
32. 1987-10-28
    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: $4,977 · $415/mo
• Projected year-2 tax: $4,977 · $415/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 6/10 Major 27% 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: $21,421
• − Mortgage interest: −$12,828
• − Property taxes: −$4,977
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$6,662
• Taxable loss: −$7,618
• Est. tax savings @ 24.0%: +$1,828
• After-tax cash flow: $-1,782/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

+157.3% since first listed

19 events — show timeline

• 2026-05-10 Price Changed $229,000 NTREIS
• 2026-03-31 Listed $239,000 NTREIS
• 2024-09-05 Sold (Public Records) — Public Records
• 2024-09-05 Sold (MLS) — NTREIS
• 2024-08-05 Pending — NTREIS
• 2024-07-25 Price Changed $229,500 NTREIS
• 2024-07-16 Price Changed $235,900 NTREIS
• 2024-06-26 Price Changed $244,900 NTREIS
• 2024-06-13 Listed $249,000 NTREIS
• 2015-11-16 Sold (Public Records) — Public Records
• 2015-11-13 Sold (MLS) — NTREIS
• 2015-11-07 Pending — NTREIS
• 2015-11-03 Contingent — NTREIS
• 2015-09-27 Listed $89,000 NTREIS
• 2008-06-25 Sold (Public Records) — Public Records
• 2006-08-03 Sold (Public Records) — Public Records
• 2006-08-01 Sold (Public Records) — Public Records
• 1999-01-05 Sold (Public Records) — Public Records
• 1987-10-28 Sold (Public Records) — Public Records

Property tax history

+14.1%/yr

Latest (2025): $4,977 · -2.4% YoY. Source: county tax records.