3879 Freddie St · Fort Worth, TX 76119

$155,000

3 bd · 2.0 ba · 1,390 sqft · SingleFamily public records · 13 Days on market

Built 1958 6,360 sqft lot $112/sqft · 27% below area Est $212k · 27% 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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.0/10.0
• 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

SHOWINGS START WITH OPEN HOUSE Sat. May 9. at 10am. This 3-bedroom, 1.5-bath home sits on a corner lot and offers a solid opportunity for a buyer looking for a property with potential. The home features a large living room area and a nice-sized eat-in kitchen. The garage has been converted into an additional living space, offering flexibility for a second living area, office, or hobby room. A full-size washer and dryer hookup is also included for added convenience. Several major updates have already been completed, including a water heater replaced in 2022, HVAC system updated in 2016, a new roof installed in 2024, and all-new electrical system completed in 2026. These improvements provide

Key facts

• Converted garage
• Corner lot
• Mature trees

Tags

• CORNER LOT
• CONVERTED GARAGE
• ADDITIONAL LIVING SPACE
• MATURE TREES
• BACKYARD WITH TREE SWING
• WATER HEATER REPLACED

Property features AI

Finance

• Other: Property is listed For Sale and currently Active Under Contract; Possession at closing/funding
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing; Special listing condition: Affordable Housing
• HOA & community: No association

Exterior

• Parking: Driveway; Converted garage; Additional parking
• Utilities: City water; City sewer; Electricity connected; Individual gas meter; Individual water meter; Curbs and sidewalks
• Home design: Single family residence; One story; Residential property
• Construction: Built in 1958; Brick construction; Composition roof
• Exterior features: Corner lot; Large backyard with grass; Chain link fencing

Interior

• Kitchen: Kitchen approximately 13 x 16; No appliances included
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom approximately 12 x 14 (main level); Other bedrooms approximately 12 x 12 and 12 x 13 (main level)
• Flooring: Carpet; Ceramic tile; Luxury vinyl plank
• Bathrooms: 1 full bathroom (main level); 1 half bathroom (main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: 9 total rooms; 2 living areas; 1 dining area; Window coverings
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 8.8% 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: Christene C Moss El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 291 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 (-1.6%/yr); 186 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 ($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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $155,000

Questions for the listing agent

1. Built in 1958 — 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: 1.10% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.82%
• DSCR: 1.39
• GRM: 7.6

CMA / ARV

• ARV (median comp): $211,707
• List price: $155,000
• Delta: -26.79%
• 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
3879 Freddie St	0.00mi	3/1.5	1,390 (0%)	0mo	$155,000	$112	98
3918 Miller Ave	0.11mi	4/2.0 (+1)	1,500 (+8%)	2mo	$235,000	$157	75
4117 Wiman Dr	0.26mi	3/2.5	1,513 (+9%)	3mo	$115,000	$76	68
4509 Quails Ln	0.50mi	4/2.0 (+1)	1,419 (+2%)	3mo	$228,999	$161	66
3912 Wilbarger St	0.40mi	3/2.0	1,232 (-11%)	4mo	$225,000	$183	59
4301 Martin Luther King Fwy	0.67mi	3/2.0	1,332 (-4%)	5mo	$270,000	$203	58
4238 Martin Luther King Fwy	0.70mi	3/2.0	1,475 (+6%)	0mo	$250,000	$169	57
3617 Bright St	0.44mi	3/1.0	1,256 (-10%)	5mo	$125,000	$100	55
4413 Quails Ln	0.46mi	3/2.0	1,200 (-14%)	2mo	$225,000	$188	54
4613 Reed St	0.62mi	4/2.0 (+1)	1,306 (-6%)	3mo	$217,000	$166	54
3612 Mountcastle Dr	0.70mi	4/2.0 (+1)	1,284 (-8%)	7mo	$239,999	$187	44
4474 Burke Rd	0.74mi	3/2.0	1,571 (+13%)	2mo	$245,000	$156	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-9,786
• Equity at exit: $23,111

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,654
• Equity at exit: $13,402

Cash invested: $43,400 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,704 high
• Mortgage (P&I): −$813
• Tax from tax record: −$150 /mo · $1,797/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $319

Break-even live

Break-even rent $1,300

Max offer price $155,000

Occupancy floor 76%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4336 Jana Dr Fort Worth, TX	3.0	1.0	1070	$1,650	$1.54	4d	1	0.43mi
4508 Wiman Dr Fort Worth, TX	3.0	2.0	1045	$1,580	$1.51	6d	1	0.46mi
3421 Bright St Unit 3421 Fort Worth, TX	3.0	1.0	900	$1,375	$1.53	43d	1	0.53mi
4217 Wilhelm St Fort Worth, TX	3.0	2.0	1380	$1,650	$1.20	43d	1	0.68mi
4514 Erath St Fort Worth, TX	4.0	2.0	1536	$1,850	$1.20	43d	1	0.81mi
3211 Montague St Fort Worth, TX	3.0	2.0	1460	$1,999	$1.37	43d	1	0.84mi
2701 Vogt St Fort Worth, TX	3.0	2.0	1090	$1,475	$1.35	14d	1	0.96mi
3155 N Glen Garden Dr Fort Worth, TX	3.0	2.0	1254	$1,995	$1.59	4d	1	0.96mi
4312 Lorin Ave Fort Worth, TX	4.0	2.0	1230	$2,000	$1.63	43d	1	1.04mi
5055 Virgil St Fort Worth, TX	3.0	2.0	1089	$1,650	$1.52	24d	1	1.06mi
2500 S Edgewood Ter Fort Worth, TX	1.0–3.0	1.0–2.5	1123	$1,895	$1.69	2d	34	1.13mi
3229 Denman St Fort Worth, TX	3.0	1.0	1236	$1,550	$1.25	10d	1	1.16mi
3816 Avenue N Fort Worth, TX	3.0	1.0	1108	$1,550	$1.40	5d	1	1.20mi
3731 Avenue M Unit M Fort Worth, TX	3.0	2.0	1425	$1,900	$1.33	22d	1	1.31mi
2825 Bideker Ave Fort Worth, TX	3.0	1.0	900	$1,500	$1.67	24d	1	1.46mi
2939 Timberline Dr Fort Worth, TX	3.0	2.0	1294	$2,000	$1.55	43d	1	1.48mi

Listing history 5 events

1. 2026-05-17
   status Pending 1433-char remark
2. 2026-05-13
   historical Active Option Contract 1433-char remark
3. 2026-05-04
   listed $155,000 Active 1433-char remark
4. 2026-04-16
   soldstatus
5. 2023-06-28
   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: $1,797 · $150/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$1,040/yr (+$87/mo · 57.9%)

ⓘ 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 ≥110°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: $20,450
• − Mortgage interest: −$8,682
• − Property taxes: −$1,797
• − Insurance: −$775
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − Depreciation: −$4,509
• Taxable income: $1,415
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $3,490/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

6 events — show timeline

• 2026-06-11 Sold (MLS) — NTREIS
• 2026-05-17 Pending — NTREIS
• 2026-05-13 Contingent — NTREIS
• 2026-05-04 Listed $155,000 NTREIS
• 2026-04-16 Sold (Public Records) — Public Records
• 2023-06-28 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,797 · -17.5% YoY. Source: county tax records.