4508 Rutland Ave · Fort Worth, TX 76133

$189,900

3 bd · 1.0 ba · 1,178 sqft · SingleFamily public records · 11 Days on market

Built 1953 7,057 sqft lot $161/sqft · at area comps Est $196k · at est.

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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 +20.0/30.0
• ARV discount +8.8/15.0
• DSCR +6.3/10.0
• 1% rule +5.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Multiple offers! Highest and best by 8pm Sunday the 4th. Great curb appeal will draw you in to this adorable 3 bedroom 1.5 baths that has been well loved! Enter into the spacious living area that leads into a dining space. The bathrooms have beautifully colored vintage tile and the half bath is off of one of the bedrooms. The kitchen has tons of cabinet space and a breakfast area. The backdoor off of the kitchen leads to a back porch that you can enjoy your coffee while over looking the large backyard. There is also a covered area for your lawn equipment or other storage needs.

Key facts

• New flooring
• Large backyard
• New counters

Tags

• NEW COUNTERS
• NEW BACKSPLASH
• NEW FLOORING
• LARGE BACKYARD

Property features AI

Finance

• Other: Property is in Wilshire Add subdivision; County: Tarrant
• Financial info: Listing accepts Cash, Conventional, FHA, VA loan, and owner will carry; Second mortgage: none
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage (1 garage space); 1 covered parking space
• Security: No specific security features provided
• Utilities: Cable available; City water; City sewer; No municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1953; Composition roof
• Exterior features: Chain link fencing; Few trees; Interior lot

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom; 1 half bathroom (2 bathrooms total)
• Heating & cooling: Central heat; Central air; Ceiling fan(s)
• Interior features: Cable TV available; High-speed internet available; One living area; One dining area; Two total rooms
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 7.8% 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: South Hills El (math 18% / reading 22%, grade F, #3,536 of 4,322 statewide, top 83%, 690 students, 90% FRL) — zoned schools average 90% FRL vs 73% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 216 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 32% of the median local income ($76k/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 $1k of loan paydown is wiped out by about $6k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,900

Questions for the listing agent

1. Built in 1953 — 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: 1.06% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.23%
• DSCR: 1.23
• GRM: 7.9

CMA / ARV

• ARV (median comp): $195,675
• List price: $189,900
• Delta: -2.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4429 Rutland Ave	0.06mi	2/2.0 (-1)	1,186 (+1%)	4mo	$195,000	$164	84
4417 Odessa Ave	0.08mi	4/2.0 (+1)	1,231 (+4%)	3mo	$245,000	$199	77
4240 Standish Rd	0.39mi	3/1.0	1,142 (-3%)	0mo	$199,000	$174	76
3512 Binyon Ave	0.39mi	3/1.0	1,275 (+8%)	0mo	$257,500	$202	67
2904 Creston Ave	0.38mi	3/1.0	1,080 (-8%)	2mo	$219,000	$203	67
4240 Cherokee Trl	0.49mi	3/1.0	1,130 (-4%)	4mo	$199,000	$176	67
2805 Cordone St	0.54mi	3/2.0	1,126 (-4%)	6mo	$205,000	$182	58
4809 S Ridge Ter	0.61mi	2/1.5 (-1)	1,238 (+5%)	2mo	$129,000	$104	54
2720 Martin Lydon Ave	0.47mi	3/2.0	1,291 (+10%)	8mo	$249,997	$194	51
5050 Lubbock Ave	0.70mi	3/1.5	1,271 (+8%)	8mo	$200,000	$157	46
3425 Cloer Dr	0.68mi	3/2.0	1,306 (+11%)	2mo	$480,000	$368	45
4937 Rutland Ave	0.53mi	2/2.0 (-1)	1,348 (+14%)	2mo	$250,000	$185	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.59×
• Total profit: $-21,844
• Equity at exit: $28,315

10-year hold

• IRR: -7.8%
• Equity multiple: 0.58×
• Total profit: $-22,558
• Equity at exit: $16,419

Cash invested: $53,172 (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 76133

• Rents YoY: -0.2%
• Active inventory: 216
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,012 high
• Mortgage (P&I): −$996
• Tax from tax record: −$283 /mo · $3,393/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $232

Break-even live

Break-even rent $1,719

Max offer price $189,900

Occupancy floor 83%

Sensitivity live

Price	-10% $339	-5% $286	+0% $232	+5% $178	+10% $124
Rent	-10% $73	-5% $152	+0% $232	+5% $311	+10% $391
Rate	-1.0pp $327	-0.5pp $280	base $232	+0.5pp $183	+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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3259 Binyon Ave Fort Worth, TX	3.0	1.0	1260	$2,200	$1.75	15d	1	0.24mi
3104 Medina Ave Fort Worth, TX	3.0	2.0	1355	$1,850	$1.37	23d	1	0.26mi
2908 Binyon Ave Fort Worth, TX	3.0	1.0	1249	$1,775	$1.42	25d	1	0.28mi
2800 W Fuller Ave Fort Worth, TX	3.0	1.5	1161	$1,650	$1.42	44d	1	0.30mi
4256 Standish Rd Fort Worth, TX	3.0	2.0	1392	$1,650	$1.19	25d	1	0.34mi
4904 Odessa Ave Fort Worth, TX	3.0	2.0	1360	$2,050	$1.51	25d	1	0.47mi
4129 Winfield Ave Fort Worth, TX	3.0	2.0	1465	$2,580	$1.76	4d	1	0.55mi
4228 Winfield Ave Fort Worth, TX	4.0	2.0	1486	$3,500	$2.36	19d	1	0.64mi
4317 Clay Ave Fort Worth, TX	3.0	1.0	1240	$1,995	$1.61	25d	1	0.65mi
4113 McCart Ave Fort Worth, TX	2.0	1.0	807	$1,375	$1.70	44d	1	0.68mi
4152 Anita Ave Fort Worth, TX	2.0	1.0	1112	$1,995	$1.79	19d	1	0.68mi
3401 Leith Ave Fort Worth, TX	3.0	2.0	1425	$1,800	$1.26	5d	1	0.71mi
4201 William Fleming Ct W Fort Worth, TX	2.0	1.5–2.0	865	$1,450	$1.68	2d	104	0.86mi
3745 Willomet Ave Fort Worth, TX	3.0	2.0	1302	$1,795	$1.38	7d	1	0.95mi
3559 Norfolk Rd Fort Worth, TX	2.0	1.0	1223	$2,100	$1.72	44d	1	0.99mi
3827 Cornish Ave Fort Worth, TX	3.0	2.0	1428	$1,299	$0.91	6d	1	1.06mi
2809 South Hills Ave Fort Worth, TX	3.0	2.0	1203	$1,650	$1.37	44d	1	1.18mi
2809 South Hills Ave Fort Worth, TX	3.0	2.0	1203	$1,650	$1.37	19d	1	1.18mi
5352 Wonder Dr Fort Worth, TX	2.0	2.0	1244	$1,495	$1.20	44d	1	1.23mi
3419 S University Dr Unit D Fort Worth, TX	2.0	1.0	900	$1,095	$1.22	17d	1	1.26mi
3417 S University Dr Unit A Fort Worth, TX	2.0	1.0	1059	$1,095	$1.03	6d	1	1.27mi
3417 S University Dr Unit D Fort Worth, TX	2.0	1.0	900	$1,235	$1.37	44d	1	1.27mi
3324 S University Dr Unit Down Fort Worth, TX	2.0	2.0	1312	$1,600	$1.22	6d	1	1.30mi
3301 S University Dr Unit C Fort Worth, TX	2.0	1.0	800	$1,500	$1.88	25d	1	1.36mi
4151 SW Loop 820 Fort Worth, TX	1.0–3.0	1.0–2.5	1068	$1,564	$1.46	2d	40	1.37mi
4318 Baldwin Ave Fort Worth, TX	2.0	1.0	730	$1,399	$1.92	44d	1	1.38mi
4316 Baldwin Ave Fort Worth, TX	2.0	1.0	730	$1,399	$1.92	44d	3	1.38mi
3259 S University Dr Unit A Fort Worth, TX	3.0	3.0	1490	$2,495	$1.67	44d	1	1.39mi
4321 Baldwin Ave Fort Worth, TX	2.0	1.0	730	$1,399	$1.92	44d	1	1.41mi
4317 Baldwin Ave Fort Worth, TX	1.0–2.0	1.0	642	$1,399	$2.18	44d	2	1.41mi
3245 Cockrell Ave Fort Worth, TX	2.0	1.0	1402	$2,500	$1.78	44d	1	1.42mi
3241 Odessa Ave Fort Worth, TX	2.0	1.5	1180	$2,600	$2.20	6d	1	1.42mi
2505 Benbrook Blvd Unit 503 Fort Worth, TX	3.0	3.0	1367	$2,495	$1.83	44d	1	1.44mi
3232 Cockrell Ave Fort Worth, TX	2.0	1.0	1128	$2,100	$1.86	44d	1	1.45mi
3241 Sandage Ave Fort Worth, TX	3.0	2.0	1115	$3,000	$2.69	19d	1	1.49mi
3211 Rogers Ave Fort Worth, TX	2.0	1.0	1015	$1,695	$1.67	16d	1	1.49mi
3208 S University Dr Unit The Carter 306B Fort Worth, TX	4.0	2.0	1385	$4,800	$3.47	19d	1	1.50mi
3208 S University Dr Unit The Carter 204B Fort Worth, TX	3.0	2.0	1099	$3,600	$3.28	19d	1	1.50mi
3208 S University Dr Unit The Carter 106B Fort Worth, TX	3.0	2.0	1121	$3,600	$3.21	7d	1	1.50mi

Listing history 7 events

1. 2026-05-17
   status Pending 412-char remark
2. 2026-05-11
   historical Active Option Contract 412-char remark
3. 2026-05-06
   listed $189,900 Active 412-char remark
4. 2020-10-28
   soldstatus
5. 2020-10-09
   soldstatus Sold 584-char remark

   Show marketing remark (584 chars)

   Multiple offers! Highest and best by 8pm Sunday the 4th. Great curb appeal will draw you in to this adorable 3 bedroom 1.5 baths that has been well loved! Enter into the spacious living area that leads into a dining space. The bathrooms have beautifully colored vintage tile and the half bath is off of one of the bedrooms. The kitchen has tons of cabinet space and a breakfast area. The backdoor off of the kitchen leads to a back porch that you can enjoy your coffee while over looking the large backyard. There is also a covered area for your lawn equipment or other storage needs.

6. 2020-10-06
   status Pending 584-char remark

   Show marketing remark (584 chars)

   Multiple offers! Highest and best by 8pm Sunday the 4th. Great curb appeal will draw you in to this adorable 3 bedroom 1.5 baths that has been well loved! Enter into the spacious living area that leads into a dining space. The bathrooms have beautifully colored vintage tile and the half bath is off of one of the bedrooms. The kitchen has tons of cabinet space and a breakfast area. The backdoor off of the kitchen leads to a back porch that you can enjoy your coffee while over looking the large backyard. There is also a covered area for your lawn equipment or other storage needs.

7. 2020-10-01
   listed $119,900 Active 584-char remark

   Show marketing remark (584 chars)

   Multiple offers! Highest and best by 8pm Sunday the 4th. Great curb appeal will draw you in to this adorable 3 bedroom 1.5 baths that has been well loved! Enter into the spacious living area that leads into a dining space. The bathrooms have beautifully colored vintage tile and the half bath is off of one of the bedrooms. The kitchen has tons of cabinet space and a breakfast area. The backdoor off of the kitchen leads to a back porch that you can enjoy your coffee while over looking the large backyard. There is also a covered area for your lawn equipment or other storage needs.

ⓘ 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: $3,393 · $283/mo
• Projected year-2 tax: $3,475 · $290/mo
• Expected delta: +$82/yr (+$7/mo · 2.4%)

ⓘ 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 · 21 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: $24,146
• − Mortgage interest: −$10,637
• − Property taxes: −$3,393
• − Insurance: −$950
• − Repairs & maintenance: −$1,932
• − Management: −$1,932
• − Depreciation: −$5,524
• Taxable loss: −$222
• Est. tax savings @ 24.0%: +$53
• After-tax cash flow: $2,836/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): 53,958
• Household income: $75,523
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 2000.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 39% White 34% Black 21% Two or more races 19% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 15% · Canada, China, Philippines
• Languages at home: 70% English-only · Spanish 25% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -196.95%
• Current HPI: 293.8679
• Rent YoY: ▼ -0.20%
• 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

+58.4% since first listed

7 events — show timeline

• 2026-05-17 Pending — NTREIS
• 2026-05-11 Contingent — NTREIS
• 2026-05-06 Listed $189,900 NTREIS
• 2020-10-28 Sold (Public Records) — Public Records
• 2020-10-09 Sold (MLS) — NTREIS
• 2020-10-06 Pending — NTREIS
• 2020-10-01 Listed $119,900 NTREIS

Property tax history

+3.4%/yr

Latest (2025): $3,393 · -16.0% YoY. Source: county tax records.