4518 Erath St · Fort Worth, TX 76119

$165,000

3 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 183 Days on market

Built 1962 9,845 sqft lot $119/sqft · 26% below area Est $222k · 26% 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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 4 bedroom 2 bath home located in Fort Worth. This property offers a functional floor plan with comfortable living spaces and natural light throughout. Ideal for first-time buyers, downsizers, or investors. Conveniently located near major highways, shopping, dining, and schools. Great opportunity to own an affordable home in an established neighborhood. Check it out!

Key facts

• Natural light
• Conveniently located
• 9,845 sq ft lot

Tags

• FUNCTIONAL FLOOR PLAN
• NATURAL LIGHT
• CONVENIENTLY LOCATED
• ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: schools D+, 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.
• Market conditions: Rents soft (-1.6%/yr); 186 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 43% of the median local income ($51k/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 $5k 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 183 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.11% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.43%
• DSCR: 1.38
• GRM: 7.5

CMA / ARV

• ARV (median comp): $222,360
• List price: $165,000
• Delta: -25.80%
• 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
4436 Nolan	0.20mi	3/1.0	1,361 (-2%)	7mo	$189,900	$140	82
4507 Nolan St	0.13mi	3/1.0	1,444 (+4%)	13mo	$159,500	$110	77
4538 Nolan St	0.16mi	3/2.0	1,371 (-2%)	13mo	$244,990	$179	76
3537 Hardeman St	0.40mi	3/2.0	1,414 (+2%)	13mo	$239,900	$170	64
4853 Vinetta Dr	0.49mi	4/2.0 (+1)	1,429 (+3%)	2mo	$180,000	$126	62
3904 Martin St	0.55mi	4/3.0 (+1)	1,368 (-2%)	5mo	$185,000	$135	54
4801 Tallman St	0.35mi	3/1.0	1,209 (-13%)	13mo	$214,999	$178	51
3912 Wilbarger St	0.52mi	3/2.0	1,232 (-12%)	4mo	$225,000	$183	50
4419 Wichita St	0.38mi	2/1.0 (-1)	1,229 (-12%)	11mo	$350,000	$285	48
4955 Vinetta Dr	0.58mi	4/2.0 (+1)	1,536 (+10%)	1mo	$240,000	$156	46
3525 Kellis St	0.70mi	4/1.0 (+1)	1,230 (-12%)	2mo	$225,000	$183	41
3708 Hardeman St	0.43mi	3/2.0	1,184 (-15%)	18mo	$224,900	$190	36

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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-11,395
• Equity at exit: $24,602

10-year hold

• IRR: -1.4%
• Equity multiple: 0.92×
• Total profit: $-3,907
• Equity at exit: $14,266

Cash invested: $46,200 (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 76119

• Home prices YoY: -6.4%
• Rents YoY: -1.6%
• Active inventory: 186
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,824 high
• Mortgage (P&I): −$865
• Tax from tax record: −$182 /mo · $2,189/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $325

Break-even live

Break-even rent $1,413

Max offer price $165,000

Occupancy floor 77%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4514 Erath St Fort Worth, TX	4.0	2.0	1536	$1,850	$1.20	43d	1	0.04mi
3229 Denman St Fort Worth, TX	3.0	1.0	1236	$1,550	$1.25	10d	1	0.40mi
3155 N Glen Garden Dr Fort Worth, TX	3.0	2.0	1254	$1,995	$1.59	3d	1	0.69mi
3211 Montague St Fort Worth, TX	3.0	2.0	1460	$1,999	$1.37	43d	1	0.69mi
2939 Timberline Dr Fort Worth, TX	3.0	2.0	1294	$2,000	$1.55	43d	1	0.82mi
4336 Jana Dr Fort Worth, TX	3.0	1.0	1070	$1,650	$1.54	3d	1	0.97mi
2905 Pioneer St Fort Worth, TX	3.0	1.0	1212	$2,000	$1.65	43d	1	1.00mi
3421 Bright St Unit 3421 Fort Worth, TX	3.0	1.0	900	$1,375	$1.53	43d	1	1.01mi
4217 Wilhelm St Fort Worth, TX	3.0	2.0	1380	$1,650	$1.20	43d	1	1.14mi
4508 Wiman Dr Fort Worth, TX	3.0	2.0	1045	$1,580	$1.51	6d	1	1.19mi
4800 Dunlap Dr Fort Worth, TX	3.0	2.0	1706	$2,150	$1.26	3d	1	1.20mi
4800 Dunlap Dr Fort Worth, TX	3.0	2.0	1705	$2,150	$1.26	19d	1	1.20mi
4800 Dunlap Dr Fort Worth, TX	3.0	2.0	1705	$2,150	$1.26	6d	1	1.20mi
5237 Flamingo Rd Fort Worth, TX	4.0	2.0	1386	$2,500	$1.80	6d	1	1.28mi
2344 Linda Ln Fort Worth, TX	3.0	2.0	1679	$1,850	$1.10	43d	1	1.42mi

Listing history 25 events

1. 2026-06-18
   days on market $165,000 Active 183 DOM
2. 2026-06-17
   statusdays on market $165,000 Active 182 DOM
3. 2026-06-16
   days on market $165,000 Active Option Contract 181 DOM
4. 2026-06-15
   days on market $165,000 Active Option Contract 180 DOM
5. 2026-06-13
   days on market $165,000 Active Option Contract 178 DOM
6. 2026-06-09
   days on market $165,000 Active Option Contract 174 DOM
7. 2026-06-08
   days on market $165,000 Active Option Contract 173 DOM
8. 2026-06-07
   days on market $165,000 Active Option Contract 172 DOM
9. 2026-06-04
   days on market $165,000 Active Option Contract 169 DOM
10. 2026-06-03
    statusdays on market $165,000 Active Option Contract 168 DOM
11. 2026-06-02
    days on market $165,000 Active 167 DOM
12. 2026-06-02
    days on market $165,000 Active 166 DOM
13. 2026-05-31
    days on market $165,000 Active 165 DOM
14. 2026-04-21
    price $165,000 377-char remark

    Show marketing remark (377 chars)

    Charming 4 bedroom 2 bath home located in Fort Worth. This property offers a functional floor plan with comfortable living spaces and natural light throughout. Ideal for first-time buyers, downsizers, or investors. Conveniently located near major highways, shopping, dining, and schools. Great opportunity to own an affordable home in an established neighborhood. Check it out!

15. 2026-03-17
    price $170,000 377-char remark

    Show marketing remark (377 chars)

    Charming 4 bedroom 2 bath home located in Fort Worth. This property offers a functional floor plan with comfortable living spaces and natural light throughout. Ideal for first-time buyers, downsizers, or investors. Conveniently located near major highways, shopping, dining, and schools. Great opportunity to own an affordable home in an established neighborhood. Check it out!

16. 2026-03-17
    status Active 377-char remark

    Show marketing remark (377 chars)

    Charming 4 bedroom 2 bath home located in Fort Worth. This property offers a functional floor plan with comfortable living spaces and natural light throughout. Ideal for first-time buyers, downsizers, or investors. Conveniently located near major highways, shopping, dining, and schools. Great opportunity to own an affordable home in an established neighborhood. Check it out!

17. 2026-03-16
    historical 377-char remark

    Show marketing remark (377 chars)

    Charming 4 bedroom 2 bath home located in Fort Worth. This property offers a functional floor plan with comfortable living spaces and natural light throughout. Ideal for first-time buyers, downsizers, or investors. Conveniently located near major highways, shopping, dining, and schools. Great opportunity to own an affordable home in an established neighborhood. Check it out!

18. 2025-12-16
    listed $175,000 Active 377-char remark

    Show marketing remark (377 chars)

    Charming 4 bedroom 2 bath home located in Fort Worth. This property offers a functional floor plan with comfortable living spaces and natural light throughout. Ideal for first-time buyers, downsizers, or investors. Conveniently located near major highways, shopping, dining, and schools. Great opportunity to own an affordable home in an established neighborhood. Check it out!

19. 2024-07-28
    historical $1,850
20. 2024-07-08
    listed $1,850
21. 2018-11-02
    soldstatus Sold 298-char remark

    Show marketing remark (298 chars)

    4 Bedroom 1 Bath home. Will make great investment property. Home is currently rented. Area is going thru resurgence with many new homes under construction. Selling as is. Cash on cash return is 14%. Buyer to verify all information herein. Do not disturb occupant! No trespassing! Rented at $895.00.

22. 2018-07-14
    status Pending 298-char remark

    Show marketing remark (298 chars)

    4 Bedroom 1 Bath home. Will make great investment property. Home is currently rented. Area is going thru resurgence with many new homes under construction. Selling as is. Cash on cash return is 14%. Buyer to verify all information herein. Do not disturb occupant! No trespassing! Rented at $895.00.

23. 2018-06-22
    status Active 298-char remark

    Show marketing remark (298 chars)

    4 Bedroom 1 Bath home. Will make great investment property. Home is currently rented. Area is going thru resurgence with many new homes under construction. Selling as is. Cash on cash return is 14%. Buyer to verify all information herein. Do not disturb occupant! No trespassing! Rented at $895.00.

24. 2018-05-16
    historical 298-char remark

    Show marketing remark (298 chars)

    4 Bedroom 1 Bath home. Will make great investment property. Home is currently rented. Area is going thru resurgence with many new homes under construction. Selling as is. Cash on cash return is 14%. Buyer to verify all information herein. Do not disturb occupant! No trespassing! Rented at $895.00.

25. 2018-05-03
    listed $75,500 Active 298-char remark

    Show marketing remark (298 chars)

    4 Bedroom 1 Bath home. Will make great investment property. Home is currently rented. Area is going thru resurgence with many new homes under construction. Selling as is. Cash on cash return is 14%. Buyer to verify all information herein. Do not disturb occupant! No trespassing! Rented at $895.00.

ⓘ 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: $2,189 · $182/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$830/yr (+$69/mo · 37.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $21,890
• − Mortgage interest: −$9,243
• − Property taxes: −$2,189
• − Insurance: −$825
• − Repairs & maintenance: −$1,751
• − Management: −$1,751
• − Depreciation: −$4,800
• Taxable income: $1,331
• Est. tax owed @ 24.0%: −$319
• After-tax cash flow: $3,576/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): 52,974
• Household income: $51,267
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 2221.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 51% Black 36% Two or more races 26% White 8% Asian 3%
• Hispanic origin (detail): Mexican 44%
• Foreign-born: 25% · Canada, Philippines
• Languages at home: 54% English-only · Spanish 42% Other Indo-European 2% Other Asian/Pacific 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: ▼ -23.04%
• Current HPI: 336.7941
• Rent YoY: ▼ -1.61%
• 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

+118.5% since first listed

12 events — show timeline

• 2026-04-21 Price Changed $165,000 NTREIS
• 2026-03-17 Price Changed $170,000 NTREIS
• 2026-03-17 Relisted — NTREIS
• 2026-03-16 Listing Removed — NTREIS
• 2025-12-16 Listed $175,000 NTREIS
• 2024-07-28 Rental Removed $1,850 BUILDIUM
• 2024-07-08 Listed for Rent $1,850 BUILDIUM
• 2018-11-02 Sold (MLS) — NTREIS
• 2018-07-14 Pending — NTREIS
• 2018-06-22 Relisted — NTREIS
• 2018-05-16 Listing Removed — NTREIS
• 2018-05-03 Listed $75,500 NTREIS

Property tax history

+6.3%/yr

Latest (2025): $2,189 · -14.4% YoY. Source: county tax records.