625 E Powell Ave · Fort Worth, TX 76104

$184,950

3 bd · 2.5 ba · 1,611 sqft · SingleFamily public records · 52 Days on market

Built 2020 6,316 sqft lot Est $327k · 43% 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 +18.0/30.0
• ARV discount +15.0/15.0
• 1% rule +6.0/10.0
• DSCR +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

You won't want to miss this 4 bedroom, 2.5 bath home in an excellent location in Fort Worth. Just seconds from shopping, restaurants and entertainment you could want! To help visualize this homes floor plan and to highlight its potential virtual furnishings may have been added to photos found in this listing.

Key facts

• 6,316 sq ft lot
• 2 garage spots
• Built 2020

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Attached 2-car garage; On-street parking available
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; Residential property; Entry level: 1
• Construction: Built in 2020
• Exterior features: Lot under 0.5 acre (approx. 0.145 acre); Subdivision: Hyde Park Add

Interior

• Kitchen: Electric cooktop
• Bedrooms: 3 bedrooms (primary bedroom on level 2)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Open floorplan; Two levels; 9 total rooms; One living area; One dining area

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: Carroll Peak El (math 17% / reading 17%, grade F, #3,836 of 4,322 statewide, top 91%, 459 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 22d 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 40% 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 $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

• It's been on market 52 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% 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 $179,401 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 7.32%
• Cash-on-cash: 3.66%
• DSCR: 1.16
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $327,033
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
847 E Powell Ave	0.22mi	4/2.0 (+1)	1,488 (-8%)	2mo	$250,000	$168	68
504 E Robert St	0.39mi	4/3.0 (+1)	1,521 (-6%)	2mo	$252,900	$166	64
2105 Lipscomb St	0.59mi	2/2.0 (-1)	1,586 (-2%)	1mo	$385,000	$243	62
1804 Lipscomb St	0.68mi	3/2.0	1,538 (-4%)	0mo	$343,000	$223	58
1332 Driess St	0.72mi	3/2.0	1,565 (-3%)	2mo	$240,000	$153	58
1006 E Allen Ave	0.60mi	3/2.0	1,504 (-7%)	1mo	$305,000	$203	58
1212 E Jessamine St	0.67mi	3/2.0	1,497 (-7%)	2mo	$250,000	$167	54
1402 Driess St	0.69mi	3/2.0	1,450 (-10%)	1mo	$295,000	$203	48
1032 E Arlington Ave	0.52mi	4/2.5 (+1)	1,810 (+12%)	2mo	$329,500	$182	48
803 Hawthorne Ave	0.57mi	2/2.0 (-1)	1,447 (-10%)	3mo	$399,000	$276	47
1951 College Ave	0.72mi	3/3.0	1,800 (+12%)	2mo	$524,900	$292	43
1903 College Ave	0.72mi	3/2.0	1,840 (+14%)	1mo	$549,900	$299	40

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: -14.3%
• Equity multiple: 0.50×
• Total profit: $-25,635
• Equity at exit: $27,577

10-year hold

• IRR: -12.0%
• Equity multiple: 0.39×
• Total profit: $-31,495
• Equity at exit: $15,991

Cash invested: $51,786 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,034 high
• Mortgage (P&I): −$970
• Tax from tax record: −$402 /mo · $4,818/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $158

Break-even live

Break-even rent $1,834

Max offer price $184,950

Occupancy floor 87%

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: $46,238
• Closing costs: $5,548
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
642 E Harvey Ave Fort Worth, TX	4.0	2.0	1755	$2,099	$1.20	43d	1	0.05mi
823 E Arlington Ave Fort Worth, TX	4.0	2.5	1720	$2,350	$1.37	24d	1	0.26mi
1925 Saint Louis Ave Fort Worth, TX	3.0	1.0	1219	$1,695	$1.39	43d	1	0.34mi
1920 Saint Louis Ave Fort Worth, TX	4.0	3.0	1484	$1,745	$1.18	43d	1	0.37mi
2701 Stuart Dr Fort Worth, TX	3.0	3.0	2104	$1,800	$0.86	43d	1	0.50mi
958 E Allen Ave Fort Worth, TX	3.0	3.0	1568	$4,300	$2.74	43d	1	0.56mi
1037 Colvin St Fort Worth, TX	2.0	1.0	1092	$1,500	$1.37	19d	1	0.66mi
1108 E Robert St Fort Worth, TX	3.0	1.0	1444	$1,825	$1.26	22d	1	0.67mi
1229 E Harvey Ave Fort Worth, TX	3.0	2.0	1684	$2,175	$1.29	5d	1	0.69mi
1511 Illinois Ave Fort Worth, TX	4.0	2.0	1800	$2,500	$1.39	43d	1	0.73mi
1332 Driess St Fort Worth, TX	3.0	2.0	1565	$1,850	$1.18	17d	1	0.73mi
315 W Magnolia Ave Fort Worth, TX	2.0	1.0–2.0	827	$2,118	$2.56	2d	40	0.78mi
2837 Hemphill St Unit 203 Fort Worth, TX	2.0	2.0	1297	$1,875	$1.45	20d	1	0.84mi
2837 Hemphill St Unit 202 Fort Worth, TX	2.0	2.0	1297	$1,800	$1.39	20d	1	0.85mi
1327 E Baltimore Ave Fort Worth, TX	3.0	2.0	1426	$1,650	$1.16	24d	1	0.87mi
1016 Bryan Ave Unit 102 Fort Worth, TX	2.0	2.5	1400	$2,500	$1.79	24d	1	0.94mi
2901 Travis Ave Fort Worth, TX	1.0–2.0	1.0–2.0	975	$1,340	$1.37	24d	5	0.94mi
501 W Rosedale St Fort Worth, TX	1.0–2.0	1.0–2.0	795	$1,990	$2.50	3d	19	0.95mi
1057 E Oleander St Fort Worth, TX	3.0	2.5	1501	$2,435	$1.62	20d	1	0.96mi
2932 Travis Ave Unit 2932 Fort Worth, TX	3.0	2.0	1600	$1,700	$1.06	20d	1	1.00mi
2200 6th Ave Fort Worth, TX	3.0	3.0	1552	$2,650	$1.71	43d	1	1.02mi
1605 5th Ave Fort Worth, TX	2.0	2.0	1050	$1,495	$1.42	18d	1	1.04mi
1429 E Robert St Fort Worth, TX	3.0	2.0	1050	$1,350	$1.29	22d	1	1.05mi
2101 Fairmount Ave Fort Worth, TX	3.0	2.5	1516	$3,200	$2.11	2d	1	1.06mi
1015 S Jennings Ave Unit 3121 Fort Worth, TX	3.0	2.0	1238	$1,656	$1.34	19d	1	1.08mi
1015 S Jennings Ave Unit 1048 Fort Worth, TX	3.0	2.0	1238	$1,699	$1.37	43d	1	1.08mi
1015 S Jennings Ave Unit 612 Fort Worth, TX	3.0	2.0	1238	$1,656	$1.34	3d	1	1.08mi
2920 Pima Ln Fort Worth, TX	3.0	2.5	1540	$1,800	$1.17	14d	1	1.09mi
2812 Ryan Place Dr Fort Worth, TX	2.0	1.0	1234	$2,795	$2.26	17d	1	1.09mi
1017 E Humbolt St Fort Worth, TX	2.0	2.0	1400	$1,550	$1.11	43d	1	1.12mi
1001 W Rosedale St Fort Worth, TX	1.0–2.0	1.0–2.5	1090	$2,461	$2.26	3d	25	1.14mi
1208 W Magnolia Ave Fort Worth, TX	4.0	2.0	1967	$1,800	$0.92	43d	1	1.16mi
1516 E Maddox Ave Fort Worth, TX	3.0	2.0	1485	$1,895	$1.28	22d	1	1.18mi
650 S Main St Unit 510 Fort Worth, TX	2.0	2.0	1068	$1,614	$1.51	14d	1	1.21mi
650 S Main St Unit 707 Fort Worth, TX	2.0	2.0	1068	$1,619	$1.52	15d	1	1.21mi
2532 Ryan Ave Fort Worth, TX	3.0	2.0	1416	$2,100	$1.48	43d	1	1.22mi
650 S Main St Fort Worth, TX	2.0	2.0	1257	$1,799	$1.43	14d	1	1.24mi
650 S Main St Fort Worth, TX	1.0–2.0	1.0–2.0	944	$1,799	$1.91	2d	22	1.24mi
2104 Daniel St Fort Worth, TX	3.0	2.0	1440	$1,675	$1.16	43d	1	1.25mi
1516 Chama Dr Fort Worth, TX	3.0	2.5	1625	$1,700	$1.05	24d	1	1.27mi

Listing history 8 events

1. 2026-05-18
   status Pending
2. 2026-05-12
   historical Active Option Contract
3. 2026-05-12
   status Pending
4. 2026-04-24
   historical Active Option Contract
5. 2026-03-27
   listed $184,950 Active
6. 2018-10-31
   soldstatus
7. 1991-04-12
   soldstatus
8. 1989-09-30
   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: $4,818 · $402/mo
• Projected year-2 tax: $4,818 · $402/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 24% 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: $24,402
• − Mortgage interest: −$10,360
• − Property taxes: −$4,818
• − Insurance: −$925
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − Depreciation: −$5,380
• Taxable loss: −$986
• Est. tax savings @ 24.0%: +$237
• After-tax cash flow: $2,133/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

8 events — show timeline

• 2026-05-18 Pending — NTREIS
• 2026-05-12 Contingent — NTREIS
• 2026-05-12 Pending — NTREIS
• 2026-04-24 Contingent — NTREIS
• 2026-03-27 Listed $184,950 NTREIS
• 2018-10-31 Sold (Public Records) — Public Records
• 1991-04-12 Sold (Public Records) — Public Records
• 1989-09-30 Sold (Public Records) — Public Records

Property tax history

+26.5%/yr

Latest (2025): $4,818 · -18.2% YoY. Source: county tax records.