2917 Chestnut Ave · Fort Worth, TX 76106

$250,000

4 bd · 2.0 ba · 1,444 sqft · MultiFamily public records · 30 Days on market

Built 1985 6,011 sqft lot

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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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

This is a fantastic opportunity for investors or buyers seeking residential income. The property is a duplex with two units, each featuring two bedrooms, one bathroom, a living room, a kitchen. Perfect for generating rental income from both units. The property is being sold as-is. The seller will not make any repairs. The property requires some TLC, and the price reflects this. Both units are currently occupied. Each unit is rented for $900 a month at the moment. * * Buyers and their agents are responsible for verifying all information, measurements, schools, and details provided * *

Key facts

• 6,011 sq ft lot
• 2 parking spots
• Built 1985

Property features AI

Finance

• Other: Parcel number 05707730; Subdivision: Hill Add; County: Tarrant; Directions: From Downtown Fort Worth, take US-287 N Main St north. Turn left on NW 28th St, then right on Chestnut Ave. Property will be on the left.
• Financial info: Duplex with 2 units; Gross annual income: $21,600; Gross annual expenses: $5,543; Net operating income: $16,057; Capitalization rate: 6.18%
• HOA & community: No association

Exterior

• Parking: Driveway; No garage; 2 parking spaces
• Utilities: City water; City sewer; Electricity available; Not in a municipal utility district
• Home design: Residential income property (duplex)
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1985
• Exterior features: Interior lot

Interior

• Kitchen: No appliances included
• Bedrooms: 4 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: One-level layout; Tile flooring; Other interior features

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive. Per door: $272/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: Kirkpatrick El (math 8% / reading 22%, grade F, #4,021 of 4,322 statewide, top 94%, 312 students, 99% FRL) — zoned schools average 99% FRL vs 73% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.0%/yr); 67 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• At $2,875/mo this rent would consume 62% of the median local household income ($55k/yr) (locally 1539% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 30 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $246,250 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.33%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.80×
• Total profit: $-14,238
• Equity at exit: $37,276

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-161
• Equity at exit: $21,615

Cash invested: $70,000 (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 76106

• Home prices YoY: -6.9%
• Rents YoY: -1.0%
• Active inventory: 67
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $2,875 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$312 /mo · $3,743/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $544

Break-even live

Break-even rent $2,186

Max offer price $250,000

Occupancy floor 76%

Sensitivity live

Price	-10% $686	-5% $615	+0% $544	+5% $473	+10% $403
Rent	-10% $317	-5% $431	+0% $544	+5% $658	+10% $771
Rate	-1.0pp $670	-0.5pp $608	base $544	+0.5pp $479	+1.0pp $413

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,876
Total (2 units)			$2,875

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2708 Chestnut Ave Fort Worth, TX	3.0	2.0	1367	$2,111	$1.54	7d	1	0.27mi
3007 Prairie Ave Fort Worth, TX	3.0	2.0	1487	$2,111	$1.42	4d	1	0.28mi
2514 Columbus Ave Fort Worth, TX	3.0	2.0	1432	$2,500	$1.75	44d	1	0.49mi
2704 Rosen Ave Fort Worth, TX	3.0	1.0	1456	$1,750	$1.20	4d	1	0.51mi
2621 Lee Ave Fort Worth, TX	3.0	2.0	1400	$1,550	$1.11	23d	1	0.55mi
2621 Lee Ave Unit B Fort Worth, TX	3.0	2.0	1400	$1,550	$1.11	23d	1	0.55mi
2621 Lee Ave Unit B Fort Worth, TX	3.0	2.0	1400	$1,595	$1.14	44d	1	0.55mi
2621 Lee Ave Unit B Fort Worth, TX	3.0	2.0	1400	$1,550	$1.11	7d	1	0.55mi
3103 N Crump St Fort Worth, TX	3.0	1.0	1200	$1,525	$1.27	44d	1	1.16mi

Listing history 18 events

1. 2026-06-21
   days on market $250,000 Active 30 DOM
2. 2026-06-18
   price $250,000 Active 27 DOM
3. 2026-06-18
   days on market $260,000 Active 27 DOM
4. 2026-06-17
   days on market $260,000 Active 26 DOM
5. 2026-06-16
   days on market $260,000 Active 25 DOM
6. 2026-06-15
   days on market $260,000 Active 24 DOM
7. 2026-06-13
   days on market $260,000 Active 22 DOM
8. 2026-06-09
   days on market $260,000 Active 18 DOM
9. 2026-06-08
   days on market $260,000 Active 17 DOM
10. 2026-06-07
    days on market $260,000 Active 16 DOM
11. 2026-06-04
    days on market $260,000 Active 13 DOM
12. 2026-06-03
    days on market $260,000 Active 12 DOM
13. 2026-06-02
    days on market $260,000 Active 11 DOM
14. 2026-06-01
    days on market $260,000 Active 10 DOM
15. 2026-05-31
    days on market $260,000 Active 9 DOM
16. 2026-05-21
    listed $260,000 Active
17. 1995-09-28
    soldstatus
18. 1992-09-21
    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: $3,743 · $312/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$832/yr (+$69/mo · 22.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 25% 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: $34,500
• − Mortgage interest: −$14,004
• − Property taxes: −$3,743
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,760
• − Management: −$2,760
• − Depreciation: −$7,273
• Taxable income: $2,710
• Est. tax owed @ 24.0%: −$650
• After-tax cash flow: $5,879/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

3 events — show timeline

• 2026-05-21 Listed $260,000 NTREIS
• 1995-09-28 Sold (Public Records) — Public Records
• 1992-09-21 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $3,743 · -26.1% YoY. Source: county tax records.