1208 E Daggett Ave · Fort Worth, TX 76104

$119,900

3 bd · 2.0 ba · 1,301 sqft · SingleFamily public records · 23 Days on market

Built 2023 5,445 sqft lot $92/sqft · 41% below area Est $204k · 41% 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 +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful new home for sale featuring 3 bedrooms, 2 bathrooms, an open concept floor plan, and many more modern amenities throughout. The kitchen boasts a large island with upgraded countertops and energy-efficient appliances. The private primary includes an ensuite bathroom and walk-in closet. All these features and more make this home a must-see! Images may be reflective of a staged or representative unit; homes are unfurnished and features may vary by floor plan and location.

Key facts

• 5,445 sq ft lot
• 2 garage spots
• Built 2023

Property features AI

Finance

• Other: Possession at closing/funding; Listing is active and offered by TDT Realtors
• Financial info: Listing terms: Cash; Treat as clear loan type; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage that faces the front (approx. 20' x 20')
• Security: No surveillance devices listed
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property; Built in 2023
• Construction: Composition roof; New construction (2023)
• Exterior features: Lot less than 0.5 acre (approx. 0.125 acre); Subdivision: Union Depot Add

Interior

• Kitchen: Kitchen with built-in cabinets
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom with walk-in closet
• Flooring: Ceramic tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating or cooling system listed
• Interior features: Open living area (one living area); One dining area; Built-in cabinets in kitchen; Other interior finishes
• Laundry & utility: No appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: Van Zandt-Guinn El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 338 students, 97% FRL) — zoned schools average 97% FRL vs 73% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 172 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 36% of the median local income ($62k/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 $829 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 23 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $30k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.
• 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 $118,101 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.56% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.42%
• DSCR: 1.73
• GRM: 5.3

CMA / ARV

• ARV (median comp): $204,318
• List price: $119,900
• Delta: -41.32%
• 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
1116 E Hattie St	0.33mi	3/2.0	1,334 (+2%)	3mo	$225,000	$169	78
1615 E Hattie St	0.43mi	3/2.0	1,289 (-1%)	4mo	$260,000	$202	75
1124 E Annie St	0.27mi	3/2.0	1,201 (-8%)	4mo	$269,900	$225	71
1601 E Cannon St	0.44mi	3/2.0	1,250 (-4%)	6mo	$214,999	$172	68
1832 E Broadway Ave	0.60mi	3/2.0	1,338 (+3%)	1mo	$262,000	$196	66
1840 E Broadway Ave	0.61mi	3/2.0	1,338 (+3%)	1mo	$262,000	$196	66
2916 Yellow Pine Ave	0.13mi	3/2.0	1,474 (+13%)	10mo	$277,249	$188	64
1125 E Tucker St	0.20mi	3/2.0	1,123 (-14%)	8mo	$200,000	$178	61
1601 E Leuda St	0.48mi	3/2.0	1,197 (-8%)	9mo	$235,000	$196	57
1101 Freeman St	0.66mi	3/2.0	1,222 (-6%)	8mo	$227,500	$186	53
1106 E Terrell Ave	0.49mi	2/2.0 (-1)	1,141 (-12%)	8mo	$168,000	$147	45
1064 Bransford St	0.64mi	2/1.0 (-1)	1,210 (-7%)	9mo	$185,000	$153	42

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 · 0.05% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.14×
• Total profit: $4,574
• Equity at exit: $17,877

10-year hold

• IRR: 9.7%
• Equity multiple: 1.64×
• Total profit: $21,354
• Equity at exit: $10,367

Cash invested: $33,572 (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 76104

• Home prices YoY: -11.6%
• Rents YoY: 0.1%
• Active inventory: 172
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,874 high
• Mortgage (P&I): −$629
• Tax from tax record: −$342 /mo · $4,106/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $459

Break-even live

Break-even rent $1,292

Max offer price $119,900

Occupancy floor 70%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1032 E Tucker St Fort Worth, TX	3.0	2.0	1796	$2,100	$1.17	15d	1	0.23mi
612 Luxton St Unit 202 Fort Worth, TX	2.0	1.0	900	$1,095	$1.22	43d	1	0.31mi
921 E Hattie St Unit 1301587P Fort Worth, TX	3.0	3.0	1517	$4,701	$3.10	15d	1	0.39mi
1228 E Leuda St Fort Worth, TX	3.0	2.0	1388	$2,100	$1.51	43d	1	0.39mi
1521 E Cannon St Fort Worth, TX	2.0	2.0	1140	$1,600	$1.40	43d	1	0.41mi
1601 E Leuda St Fort Worth, TX	3.0	2.0	1197	$1,750	$1.46	43d	1	0.47mi
1017 E Humbolt St Fort Worth, TX	2.0	2.0	1400	$1,550	$1.11	43d	1	0.52mi
220 E Broadway Ave Unit 2121 Fort Worth, TX	2.0	2.0	1151	$1,946	$1.69	3d	1	0.65mi
220 E Broadway Ave Unit 257 Fort Worth, TX	2.0	2.0	1082	$1,944	$1.80	43d	1	0.65mi
320 E Broadway Ave Fort Worth, TX	2.0	1.0–2.0	861	$2,089	$2.42	1d	30	0.65mi
220 E Broadway Ave Fort Worth, TX	2.0	2.0	1228	$2,134	$1.74	24d	1	0.70mi
1057 E Oleander St Fort Worth, TX	3.0	2.5	1501	$2,435	$1.62	20d	1	0.72mi
1501 Avenue E Fort Worth, TX	4.0	2.5	1650	$2,195	$1.33	15d	1	0.77mi
200 W Daggett Ave Fort Worth, TX	1.0–2.0	1.0–2.0	944	$2,146	$2.27	2d	12	0.87mi
218 W Broadway Ave Fort Worth, TX	2.0	1.0–2.0	848	$2,583	$3.04	2d	19	0.87mi
650 S Main St Unit 510 Fort Worth, TX	2.0	2.0	1068	$1,614	$1.51	14d	1	0.89mi
650 S Main St Unit 707 Fort Worth, TX	2.0	2.0	1068	$1,619	$1.52	15d	1	0.89mi
650 S Main St Fort Worth, TX	1.0–2.0	1.0–2.0	944	$1,799	$1.91	2d	22	0.92mi
650 S Main St Fort Worth, TX	2.0	2.0	1257	$1,799	$1.43	14d	1	0.92mi
1332 Driess St Fort Worth, TX	3.0	2.0	1565	$1,850	$1.18	17d	1	0.92mi
1016 Bryan Ave Unit 102 Fort Worth, TX	2.0	2.5	1400	$2,500	$1.79	24d	1	0.97mi
221 W Lancaster Ave Fort Worth, TX	1.0–2.0	1.0–2.0	1122	$1,975	$1.76	6d	5	0.98mi
120 Saint Louis Ave Fort Worth, TX	1.0–2.0	1.0–2.0	1106	$2,022	$1.83	43d	7	0.99mi
1511 Illinois Ave Fort Worth, TX	4.0	2.0	1800	$2,500	$1.39	43d	1	1.00mi
1605 E Morphy St Fort Worth, TX	3.0	2.0	1090	$1,425	$1.31	2d	1	1.01mi
250 W Lancaster Ave Unit 287 Fort Worth, TX	2.0	2.0	1302	$1,846	$1.42	3d	1	1.07mi
400 S Jennings St Unit 457 Fort Worth, TX	2.0	2.0	1084	$1,521	$1.40	3d	1	1.10mi
250 W Lancaster Ave Fort Worth, TX	2.0	2.0	1302	$1,845	$1.42	43d	1	1.11mi
1310 Crawford St Fort Worth, TX	2.0	2.0	938	$1,393	$1.49	6d	1	1.11mi
1015 S Jennings Ave Unit 3121 Fort Worth, TX	3.0	2.0	1238	$1,656	$1.34	19d	1	1.12mi
1015 S Jennings Ave Unit 612 Fort Worth, TX	3.0	2.0	1238	$1,656	$1.34	3d	1	1.12mi
1015 S Jennings Ave Unit 1048 Fort Worth, TX	3.0	2.0	1238	$1,699	$1.37	43d	1	1.12mi
1015 S Jennings Ave Unit 2121 Fort Worth, TX	2.0	2.0	986	$996	$1.01	3d	1	1.12mi
1015 S Jennings Ave Unit 1072 Fort Worth, TX	2.0	2.0	986	$1,269	$1.29	12d	1	1.12mi
401 Hemphill St Unit 438 Fort Worth, TX	2.0	2.0	1085	$1,997	$1.84	3d	1	1.13mi
2621 E 12th St Fort Worth, TX	2.0	1.0	975	$1,495	$1.53	22d	1	1.13mi
1516 E Maddox Ave Fort Worth, TX	3.0	2.0	1485	$1,895	$1.28	22d	1	1.14mi
958 E Allen Ave Fort Worth, TX	3.0	3.0	1568	$4,300	$2.74	43d	1	1.14mi
969 Commerce St Fort Worth, TX	1.0–3.0	1.0–3.0	1425	$8,849	$6.21	1d	68	1.17mi
700 W Vickery Blvd Fort Worth, TX	3.0	1.0–3.5	1294	$5,399	$4.17	1d	119	1.19mi

Listing history 17 events

1. 2026-05-15
   price $119,900 448-char remark
2. 2026-04-28
   listed $149,900 Active 448-char remark
3. 2026-03-03
   historical
4. 2026-02-13
   listed $149,900 Active
5. 2025-03-08
   historical $1,925
6. 2025-03-03
   listed $1,925
7. 2025-02-06
   soldstatus Closed

   Show marketing remark (483 chars)

   Beautiful new home for sale featuring 3 bedrooms, 2 bathrooms, an open concept floor plan, and many more modern amenities throughout. The kitchen boasts a large island with upgraded countertops and energy-efficient appliances. The private primary includes an ensuite bathroom and walk-in closet. All these features and more make this home a must-see! Images may be reflective of a staged or representative unit; homes are unfurnished and features may vary by floor plan and location.

8. 2025-02-06
   listed $284,990 Active

   Show marketing remark (483 chars)

   Beautiful new home for sale featuring 3 bedrooms, 2 bathrooms, an open concept floor plan, and many more modern amenities throughout. The kitchen boasts a large island with upgraded countertops and energy-efficient appliances. The private primary includes an ensuite bathroom and walk-in closet. All these features and more make this home a must-see! Images may be reflective of a staged or representative unit; homes are unfurnished and features may vary by floor plan and location.

9. 2025-01-22
   historical
10. 2023-10-12
    price $284,990
11. 2023-08-30
    price $285,990
12. 2023-08-03
    listed $269,990 Active
13. 2023-01-11
    historical
14. 2022-03-24
    price $35,000
15. 2021-02-01
    listed $40,000 Active
16. 2021-01-12
    soldstatus
17. 2016-06-20
    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: $4,106 · $342/mo
• Projected year-2 tax: $4,106 · $342/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 8/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,485
• − Mortgage interest: −$6,716
• − Property taxes: −$4,106
• − Insurance: −$600
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − Depreciation: −$3,488
• Taxable income: $3,978
• Est. tax owed @ 24.0%: −$955
• After-tax cash flow: $4,558/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): 20,443
• Household income: $61,658
• Rent vs Own: 63.1% rent · 36.9% own
• Severe rent burden: 1060.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 45% Black 28% White 21% Two or more races 17% Asian 2%
• Hispanic origin (detail): Mexican 41% Cuban 1%
• Common ancestry: Lithuanian 1% Italian 1% Arab 1%
• Foreign-born: 21% · Canada, Vietnam, Philippines
• Languages at home: 58% English-only · Spanish 37% Arabic 1% 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: ▼ -36.10%
• Current HPI: 276.383
• Rent YoY: ▬ 0.05%
• 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

+199.8% since first listed

18 events — show timeline

• 2026-05-21 Pending — NTREIS
• 2026-05-15 Price Changed $119,900 NTREIS
• 2026-04-28 Listed $149,900 NTREIS
• 2026-03-03 Listing Removed — NTREIS
• 2026-02-13 Listed $149,900 NTREIS
• 2025-03-08 Rental Removed $1,925 ZUMPER1
• 2025-03-03 Listed for Rent $1,925 ZUMPER1
• 2025-02-06 Listed $284,990 NTREIS
• 2025-02-06 Sold (MLS) — NTREIS
• 2025-01-22 Listing Removed — NTREIS
• 2023-10-12 Price Changed $284,990 NTREIS
• 2023-08-30 Price Changed $285,990 NTREIS
• 2023-08-03 Listed $269,990 NTREIS
• 2023-01-11 Listing Removed — NTREIS
• 2022-03-24 Price Changed $35,000 NTREIS
• 2021-02-01 Listed $40,000 NTREIS
• 2021-01-12 Sold (Public Records) — Public Records
• 2016-06-20 Sold (Public Records) — Public Records

Property tax history

+32.8%/yr

Latest (2025): $4,106 · +1009.9% YoY. Source: county tax records.