5808 Wellesley Ave · Fort Worth, TX 76107

$150,000

3 bd · 1.0 ba · 1,106 sqft · SingleFamily public records · 9 Days on market

Built 1947 6,273 sqft lot Est $218k · 31% 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.8/10.0
• 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

Whether you are a first-time homebuyer looking for an affordable entry point into the Fort Worth market, or a seasoned investor searching for a high-yield project, 5808 Wellesley Ave delivers the ultimate blank canvas. Priced aggressively to sell and completely vacant for a quick, seamless close, this property boasts a massive 1,500 sq. ft. footprint. That is nearly double the size of your typical 2-bedroom, 1-bathroom home, giving you unparalleled space to build immediate equity or maximize your rental yield.

Key facts

• 6,273 sq ft lot
• Built 1947
• Listed 9 days

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story
• Construction: Built in 1947
• Exterior features: Lot is subdivided; Less than 0.5 acre lot (approximately 0.144 acre)

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 2 bedrooms (primary bedroom on level 1)
• Bathrooms: 1 full bathroom
• Interior features: Eat-in kitchen; One living area; One dining area; Total of 2 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.4% 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: 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); 271 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 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 $1k 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 $42k cash investment doubles in ~10 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 1947 — 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 $150,000

Questions for the listing agent

1. Built in 1947 — 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: 1.18% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.93%
• DSCR: 1.49
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $217,882
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5828 Houghton Ave	0.08mi	3/1.0	1,060 (-4%)	11mo	$206,700	$195	80
5836 Kilpatrick Ave	0.21mi	3/1.0	1,034 (-6%)	2mo	$210,000	$203	78
5818 Fletcher Ave	0.07mi	3/2.0	1,176 (+6%)	6mo	$199,000	$169	78
5828 Wellesley Ave	0.05mi	3/2.0	1,062 (-4%)	14mo	$219,000	$206	76
5416 Kilpatrick Ave	0.45mi	3/1.0	1,108 (+0%)	13mo	$214,999	$194	68
5513 Geddes Ave	0.35mi	3/2.0	1,050 (-5%)	5mo	$229,900	$219	67
5629 Farnsworth Ave	0.58mi	2/1.0 (-1)	1,120 (+1%)	10mo	$190,000	$170	57
5321 Lovell	0.60mi	3/1.0	1,036 (-6%)	9mo	$211,900	$205	54
5729 Blackmore Ave	0.43mi	3/2.0	1,232 (+11%)	10mo	$210,000	$170	49
5909 Locke Ave	0.44mi	3/1.0	941 (-15%)	12mo	$235,000	$250	45
5525 Carver Dr	0.74mi	3/2.0	1,169 (+6%)	9mo	$230,000	$197	44
5329 Libbey Ave	0.60mi	2/1.0 (-1)	975 (-12%)	8mo	$169,000	$173	41

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 · 2.94% rent growth · sell at horizon

5-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-44
• Equity at exit: $22,365

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $30,937
• Equity at exit: $12,969

Cash invested: $42,000 (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: 271
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,766 high
• Mortgage (P&I): −$787
• Tax from tax record: −$163 /mo · $1,961/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $382

Break-even live

Break-even rent $1,282

Max offer price $150,000

Occupancy floor 73%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5536 Fletcher Ave Fort Worth, TX	2.0	1.0	852	$1,375	$1.61	24d	1	0.25mi
5809 Kilpatrick Ave Fort Worth, TX	2.0	1.0	814	$1,395	$1.71	24d	1	0.25mi
5809 Kilpatrick Ave Fort Worth, TX	2.0	1.0	814	$1,395	$1.71	5d	1	0.25mi
5529 Diaz Ave Fort Worth, TX	3.0	1.0	816	$1,400	$1.72	6d	1	0.26mi
3601 Westridge Ave Unit 3658 Fort Worth, TX	2.0	2.0	1146	$1,526	$1.33	44d	1	0.30mi
3601 Westridge Ave Unit 3634 Fort Worth, TX	3.0	2.0	1299	$2,031	$1.56	44d	1	0.30mi
3601 Westridge Ave Unit 3121 Fort Worth, TX	3.0	2.0	1408	$1,953	$1.39	3d	1	0.30mi
3601 Westridge Ave Unit 2121 Fort Worth, TX	2.0	2.0	1146	$1,537	$1.34	3d	1	0.30mi
5729 Blackmore Ave Fort Worth, TX	3.0	2.0	1232	$1,645	$1.34	44d	1	0.45mi
5832 Locke Ave Fort Worth, TX	2.0	2.0	885	$1,550	$1.75	44d	1	0.45mi
5832 Locke Ave Fort Worth, TX	2.0	1.0	884	$1,450	$1.64	15d	1	0.45mi
5904 Locke Ave Fort Worth, TX	3.0	1.0	1054	$1,750	$1.66	44d	1	0.45mi
5885 Calmont Ave Fort Worth, TX	1.0–3.0	1.0–2.5	1214	$3,358	$2.77	1d	151	0.55mi
5512 Humbert Ave Fort Worth, TX	2.0	1.0	840	$2,000	$2.38	44d	1	0.56mi
4500 Westridge Ave #21 Fort Worth, TX	2.0	2.0	1104	$2,400	$2.17	44d	1	0.69mi
2816 Westridge Ave Fort Worth, TX	3.0	2.0	1466	$2,295	$1.57	5d	1	0.72mi
5108 Kilpatrick Ave Fort Worth, TX	3.0	2.0	1298	$1,975	$1.52	2d	1	0.76mi
5036 Diaz Ave Fort Worth, TX	3.0	2.5	1231	$1,995	$1.62	5d	1	0.78mi
4716 Littlepage St Fort Worth, TX	2.0	1.0	748	$1,195	$1.60	24d	1	0.79mi
5020 Donnelly Ave #5022 Fort Worth, TX	3.0	2.0	1200	$2,000	$1.67	12d	1	0.84mi
5020 Donnelly Ave Fort Worth, TX	3.0	2.0	1200	$2,000	$1.67	14d	1	0.84mi
4900 Bryant Irvin Rd N Unit 3121 Fort Worth, TX	3.0	2.0	1235	$1,537	$1.24	3d	1	0.85mi
4900 Bryant Irvin Rd N Unit 2121 Fort Worth, TX	2.0	2.0	750	$1,257	$1.68	3d	1	0.85mi
5101 Locke Ave Unit 2900 Fort Worth, TX	2.0	1.0	995	$1,300	$1.31	24d	1	0.85mi
6455 Waverly Way Fort Worth, TX	2.0	1.0	1017	$1,600	$1.57	6d	1	0.87mi
5002 Geddes Ave Fort Worth, TX	2.0	1.0	924	$1,495	$1.62	44d	1	0.87mi
4900 Bryant Irvin Rd N Unit 4927 Fort Worth, TX	2.0	2.0	776	$1,324	$1.71	22d	1	0.88mi
4900 Bryant Irvin Rd N Unit 4933 Fort Worth, TX	3.0	2.0	1235	$1,580	$1.28	12d	1	0.88mi
4900 Bryant Irvin Rd N Unit 4957 Fort Worth, TX	2.0	2.0	750	$1,300	$1.73	12d	1	0.88mi
4900 Bryant Irvin Rd N Unit 612 Fort Worth, TX	3.0	2.0	1235	$1,529	$1.24	22d	1	0.88mi
4933 Curzon Ave Fort Worth, TX	2.0	2.0	900	$1,650	$1.83	44d	1	0.93mi
6321 Calmont Ave Fort Worth, TX	2.0	1.5	1485	$1,850	$1.25	5d	1	0.93mi
3602 Eldridge St Fort Worth, TX	1.0–2.0	1.0–2.0	916	$1,600	$1.75	3d	10	0.94mi
5313 Collinwood Ave Fort Worth, TX	2.0	1.0	1412	$2,495	$1.77	6d	1	0.94mi
4914 Donnelly Ave Fort Worth, TX	2.0	1.0	760	$1,100	$1.45	22d	1	0.95mi
6433 Kenwick Ave Fort Worth, TX	2.0	2.0	1371	$2,500	$1.82	44d	1	0.96mi
4900 Geddes Ave Fort Worth, TX	2.0	1.5	1136	$1,650	$1.45	24d	1	0.98mi
4919 Lovell Ave Unit 4919 Fort Worth, TX	2.0	1.5	880	$1,350	$1.53	44d	1	0.98mi
2409 Ridgmar Plz Fort Worth, TX	1.0–2.0	1.0–2.0	1015	$1,025	$1.01	3d	12	1.00mi
4824 Wellesley Ave Apt C Fort Worth, TX	2.0	1.0	837	$1,400	$1.67	20d	1	1.01mi

Listing history 7 events

1. 2026-06-18
   days on market $150,000 Active 9 DOM
2. 2026-06-17
   days on market $150,000 Active 8 DOM
3. 2026-06-16
   days on market $150,000 Active 7 DOM
4. 2026-06-15
   days on market $150,000 Active 6 DOM
5. 2026-06-13
   days on market $150,000 Active 4 DOM
6. 2026-06-10
   remarks 515-char remark
7. 2026-06-10
   listed $150,000 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: $1,961 · $163/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$784/yr (+$65/mo · 40.0%)

ⓘ 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 ≥108°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,189
• − Mortgage interest: −$8,402
• − Property taxes: −$1,961
• − Insurance: −$750
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$4,364
• Taxable income: $2,322
• Est. tax owed @ 24.0%: −$557
• After-tax cash flow: $4,032/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

3 events — show timeline

• 2026-06-09 Listed $150,000 NTREIS
• 1996-01-10 Sold (Public Records) — Public Records
• 1992-11-16 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,961 · -14.0% YoY. Source: county tax records.