3122 N Pecan St · Fort Worth, TX 76106

$139,000

3 bd · 1.0 ba · 868 sqft · SingleFamily public records · 37 Days on market

Built 1940 6,273 sqft lot $160/sqft · 6% below area Est $196k · 29% under

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Why this score? — see what drove the C 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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +6.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 3122 N Pecan St in Fort Worth—an incredible opportunity to get into a transforming neighborhood at an affordable price point. Surrounded by numerous new builds on the same street, this property offers immediate upside and long-term value potential. Currently configured as a 2-bedroom, 1-bath home just under 1,200 sq ft, this property presents an easy path to conversion into a 3-bedroom, 2-bath layout—perfect for maximizing resale or rental income. Major systems have already been addressed, including a roof, water heater, and plumbing updated in 2019 or newer, along with electrical brought up to code—saving you time and money on big-ticket items. Situated on a sp

Key facts

• 6,273 sq ft lot
• Built 1940
• Listed 37 days

Property features AI

Finance

• Other: Possession at closing/funding; Listing status: Active
• Financial info: Listing terms: Cash
• HOA & community: No association

Exterior

• Parking: Gravel parking; On-site parking available; On-street parking available
• Utilities: City water; City sewer; Cable available
• Home design: Single family residence; Residential property; Not attached to another property; Built in 1940
• Construction: Year built 1940
• Exterior features: Accessible approach with ramp; Lot smaller than 0.5 acre (approximately 0.144 acres); Subdivision: Fostepco Heights Add

Interior

• Kitchen: Electric oven
• Bedrooms: Primary bedroom on level 1; Second bedroom on level 2; Two bedrooms total
• Bathrooms: Two full bathrooms
• Interior features: Cable TV available; Two levels; Four total rooms; One living area

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 $206 ($2k/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: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: Helbing El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 390 students, 93% FRL) — zoned schools average 93% FRL vs 73% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.0%/yr); 69 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 33% of the median local income ($55k/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 $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.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 1940 — 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 $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.34%
• DSCR: 1.28
• GRM: 7.6

CMA / ARV

• ARV (median comp): $195,929
• List price: $139,000
• Delta: -29.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3014 N Terry St	0.19mi	2/1.0 (-1)	812 (-6%)	15mo	$175,999	$217	63
3518 N Pecan St	0.48mi	2/1.0 (-1)	900 (+4%)	4mo	$189,000	$210	63
3224 N Hampton St	0.39mi	3/2.0	960 (+11%)	5mo	$199,000	$207	56
3610 N Nichols St	0.64mi	2/1.0 (-1)	930 (+7%)	17mo	$149,900	$161	39
3703 N Commerce St	0.71mi	3/1.0	960 (+11%)	13mo	$159,900	$167	38
3705 N Elm St	0.67mi	3/1.0	972 (+12%)	13mo	$129,900	$134	38
3709 N Nichols St	0.74mi	2/1.0 (-1)	998 (+15%)	22mo	$209,900	$210	17

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: -10.1%
• Equity multiple: 0.64×
• Total profit: $-13,876
• Equity at exit: $20,725

10-year hold

• IRR: -5.7%
• Equity multiple: 0.68×
• Total profit: $-12,385
• 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 76106

• Home prices YoY: -6.9%
• Rents YoY: -1.0%
• Active inventory: 69
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,533 high
• Mortgage (P&I): −$729
• Tax from tax record: −$219 /mo · $2,627/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $206

Break-even live

Break-even rent $1,273

Max offer price $139,000

Occupancy floor 82%

Sensitivity live

Price	-10% $284	-5% $245	+0% $206	+5% $166	+10% $127
Rent	-10% $84	-5% $145	+0% $206	+5% $266	+10% $327
Rate	-1.0pp $276	-0.5pp $241	base $206	+0.5pp $170	+1.0pp $133

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2903 Weber St Fort Worth, TX	4.0	1.0	1064	$1,695	$1.59	44d	1	0.71mi
601 Stockyards Blvd Fort Worth, TX	2.0	1.0–2.0	815	$2,814	$3.45	2d	62	0.73mi
2406 Ross Ave Unit 2406 Fort Worth, TX	2.0	1.0	750	$1,450	$1.93	6d	1	0.97mi
2204 Salisbury Ave Fort Worth, TX	2.0	1.0	910	$1,400	$1.54	25d	1	1.11mi
2969 Loving Ave Fort Worth, TX	2.0	1.0	1100	$1,195	$1.09	20d	1	1.17mi
4301 Weber St Fort Worth, TX	2.0–3.0	1.0–2.0	1050	$1,375	$1.31	4d	10	1.50mi

Listing history 12 events

1. 2026-06-10
   statusdays on market $139,000 Pending 37 DOM
2. 2026-06-04
   days on market $139,000 Active Option Contract 36 DOM
3. 2026-06-03
   days on market $139,000 Active Option Contract 35 DOM
4. 2026-06-02
   days on market $139,000 Active Option Contract 34 DOM
5. 2026-06-01
   days on market $139,000 Active Option Contract 33 DOM
6. 2026-05-31
   statusdays on market $139,000 Active Option Contract 32 DOM
7. 2026-05-04
   status Active 1241-char remark
8. 2026-04-29
   status Pending 1241-char remark
9. 2026-04-24
   historical Active Option Contract 1241-char remark
10. 2026-04-24
    listed $139,000 Active 1241-char remark
11. 2005-05-19
    soldstatus
12. 1988-03-07
    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: $2,627 · $219/mo
• Projected year-2 tax: $2,627 · $219/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 ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,399
• − Mortgage interest: −$7,786
• − Property taxes: −$2,627
• − Insurance: −$695
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$4,044
• Taxable income: $304
• Est. tax owed @ 24.0%: −$73
• After-tax cash flow: $2,394/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): 35,946
• Household income: $55,431
• Rent vs Own: 51.6% rent · 48.4% own
• Severe rent burden: 1539.0

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: Predominantly Hispanic (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 30% White 9% Black 9% Asian 1%
• Hispanic origin (detail): Mexican 71%
• Common ancestry: Ukrainian 1%
• Foreign-born: 33% · Canada
• Languages at home: 30% English-only · Spanish 66% Other Indo-European 1% Arabic 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: ▼ -24.42%
• Current HPI: 329.4589
• Rent YoY: ▼ -1.02%
• 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

9 events — show timeline

• 2026-06-09 Pending — NTREIS
• 2026-06-09 Relisted — NTREIS
• 2026-05-30 Contingent — NTREIS
• 2026-05-04 Relisted — NTREIS
• 2026-04-29 Pending — NTREIS
• 2026-04-24 Contingent — NTREIS
• 2026-04-24 Listed $139,000 NTREIS
• 2005-05-19 Sold (Public Records) — Public Records
• 1988-03-07 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,627 · -20.8% YoY. Source: county tax records.