501 Byron St · Fort Worth, TX 76114

$275,000

4 bd · 2.0 ba · 1,400 sqft · MultiFamily · 55 Days on market

Built 1985 Fair condition 7,209 sqft lot $196/sqft · at area comps Est $278k · at est.

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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 +22.9/30.0
• ARV discount +7.9/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• 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

Walk to Fort Worth's River District! Charming Brick Duplex located at the end of a Cul-de-Sac location near Fort Worth's River District! Full Duplex for Sale – Excellent Investment Opportunity! This duplex is strategically located near Downtown Fort Worth, offering proximity to key attractions and employment hubs. It’s an ideal choice for investors seeking solid rental income potential. Per Seller, each unit has separate utilities, Unit A had nearly all laminate flooring replaced in February 2026, Unit B received a new HVAC system in July 2025. This quaint duplex is move-in ready and offers an excellent investment opportunity. Live in one side while renting out the other! Each

Key facts

• Cul-de-sac location
• Separate utilities
• Spacious driveway

Tags

• CUL-DE-SAC LOCATION
• SEPARATE UTILITIES
• PRIVATE YARDS
• ASSIGNED COVERED PARKING
• SEPARATE STORAGE BUILDINGS
• SPACIOUS DRIVEWAY

Property features AI

Finance

• Other: Accepts Cash, Conventional, FHA and VA financing; Listed as active under contract
• Financial info: Property listed as residential income (duplex); 2 total units; 1 building; No reported gross annual income or expenses
• HOA & community: No homeowners association

Exterior

• Parking: Assigned parking; Detached carport; Carport with 2 spaces; Driveway parking (side-by-side)
• Security: Smoke detector(s); Audio and video surveillance present
• Utilities: City water; City sewer; Curbs
• Home design: Duplex (residential income); One level; Built in 1985; Standard entry
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Gutters; Storage; Wood perimeter fencing with front yard and back yard sections; Landscaped yard; Few trees; Located on a cul-de-sac

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Vented exhaust fan
• Bedrooms: 4 bedrooms
• Flooring: Laminate; Luxury vinyl plank; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s)
• Interior features: Cable TV available; High-speed internet available; Window coverings
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $275k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive. Per door: $242/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $267k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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.
• Castleberry ISD (suburban): math 21% / reading 32% proficiency, ranked #701 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: A V Cato El (math 21% / reading 23%, grade F, #3,333 of 4,322 statewide, top 80%, 573 students, 92% FRL) — zoned schools average 92% FRL vs 72% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 153 active listings in the ZIP; 20 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 $3,019/mo this rent would consume 58% of the median local household income ($62k/yr) (locally 1095% 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 55 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.10% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.55%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (median comp): $277,639
• List price: $275,000
• Delta: -0.95%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 Byron St	0.02mi	4/2.0	1,400 (0%)	14mo	$249,900	$179	88

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 · 1.88% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-17,020
• Equity at exit: $41,003

10-year hold

• IRR: 2.2%
• Equity multiple: 1.15×
• Total profit: $11,604
• Equity at exit: $23,777

Cash invested: $77,000 (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 76114

• Home prices YoY: -24.3%
• Rents YoY: 1.9%
• Active inventory: 153
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $3,019 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $485

Break-even live

Break-even rent $2,406

Max offer price $275,000

Occupancy floor 79%

Sensitivity live

Price	-10% $675	-5% $580	+0% $485	+5% $390	+10% $295
Rent	-10% $246	-5% $365	+0% $485	+5% $604	+10% $723
Rate	-1.0pp $623	-0.5pp $554	base $485	+0.5pp $413	+1.0pp $341

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,020
Total (2 units)			$3,019

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Isbell Rd Fort Worth, TX	3.0	2.0	924	$1,600	$1.73	13d	1	0.25mi
315 Isbell Rd Fort Worth, TX	3.0	2.0	924	$1,600	$1.73	16d	1	0.25mi
916 Isbell Rd Unit D Fort Worth, TX	3.0	1.0	921	$1,450	$1.57	22d	1	0.61mi
623 Club Oak Dr River Oaks, TX	3.0	2.0	1874	$2,400	$1.28	19d	1	0.68mi
228 Athenia Dr Fort Worth, TX	3.0	1.0–2.0	1072	$2,420	$2.26	2d	22	0.81mi
315 Athenia Dr Fort Worth, TX	3.0	2.5	1581	$2,750	$1.74	2d	1	0.87mi
5217 Deavers Ln Fort Worth, TX	3.0	1.0	1081	$1,695	$1.57	44d	1	0.89mi
852 Northwood Rd Fort Worth, TX	3.0	2.0	1438	$2,845	$1.98	44d	1	0.90mi
920 Yale St River Oaks, TX	3.0	2.0	1686	$1,670	$0.99	25d	1	0.90mi
5549 Sam Calloway Rd Fort Worth, TX	3.0	2.0	1555	$2,500	$1.61	19d	1	0.93mi
5601 N Schilder Dr River Oaks, TX	3.0	1.0	1183	$1,800	$1.52	44d	1	0.93mi
5601 N Schilder Dr River Oaks, TX	3.0	1.0	1183	$1,800	$1.52	25d	1	0.93mi
5128 Tulane Ave River Oaks, TX	3.0	2.0	1482	$1,895	$1.28	5d	1	0.98mi
5605 Baylor Ave River Oaks, TX	3.0	2.0	1800	$2,200	$1.22	45d	1	1.11mi
1501 Greenbrier Dr Fort Worth, TX	3.0	2.0	1332	$1,900	$1.43	3d	1	1.16mi
835 Stamps Ave Fort Worth, TX	4.0	2.5	1703	$2,200	$1.29	22d	1	1.17mi
1310 Yale St River Oaks, TX	3.0	2.0	1726	$2,395	$1.39	25d	1	1.22mi
772 Fernwood St Fort Worth, TX	4.0	2.0	1513	$2,400	$1.59	25d	1	1.41mi
1805 Brook Hollow Dr Fort Worth, TX	3.0	1.0	1782	$1,850	$1.04	44d	1	1.42mi
5700 Dennis Ave Fort Worth, TX	3.0	1.0	1036	$1,700	$1.64	15d	1	1.46mi

Listing history 17 events

1. 2026-06-18
   days on market $275,000 Active 55 DOM
2. 2026-06-17
   days on market $275,000 Active 54 DOM
3. 2026-06-16
   days on market $275,000 Active 53 DOM
4. 2026-06-15
   days on market $275,000 Active 52 DOM
5. 2026-06-13
   days on market $275,000 Active 50 DOM
6. 2026-06-13
   days on market $275,000 Active 49 DOM
7. 2026-06-09
   days on market $275,000 Active 46 DOM
8. 2026-06-08
   days on market $275,000 Active 45 DOM
9. 2026-06-07
   days on market $275,000 Active 44 DOM
10. 2026-06-04
    days on market $275,000 Active 41 DOM
11. 2026-06-03
    days on market $275,000 Active 40 DOM
12. 2026-06-02
    days on market $275,000 Active 39 DOM
13. 2026-06-01
    days on market $275,000 Active 38 DOM
14. 2026-05-31
    days on market $275,000 Active 37 DOM
15. 2026-05-07
    status Active 1125-char remark
16. 2026-05-02
    historical Active Option Contract 1125-char remark
17. 2026-04-23
    listed $275,000 Active 1125-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 24 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: $36,228
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,898
• − Management: −$2,898
• − Depreciation: −$8,000
• Taxable income: $1,527
• Est. tax owed @ 24.0%: −$367
• After-tax cash flow: $5,448/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This duplex requires moderate repairs and maintenance to improve its condition and value. Key updates include painting the exterior, replacing worn flooring, cabinets, and countertops.

Repairs flagged

• Minor Kitchen cabinets — Worn wood
• Minor Kitchen countertops — Worn granite

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace worn flooring — Improves living space and value
• Both Replace worn cabinets — Enhances kitchen functionality and value
• Both Replace worn countertops — Enhances kitchen functionality and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn wood	Minor	$500–3,000
Kitchen countertops · Worn granite	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace worn flooring — Improves living space and value ↑
• Both Replace worn cabinets — Enhances kitchen functionality and value ↑
• Both Replace worn countertops — Enhances kitchen functionality and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Castleberry ISD
• NCES district ID: 4813170
• Math proficiency: 21% ▼ -17.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $39,060
• Composite: 22.22/100
• National rank: #8152
• State rank: #701 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): 27,357
• Household income: $62,073
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1095.0

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: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 35% Two or more races 20% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 56%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 17% · Canada
• Languages at home: 54% English-only · Spanish 45%

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: ▼ -117.88%
• Current HPI: 366.5263
• Rent YoY: ▲ 1.88%
• 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

4 events — show timeline

• 2026-06-19 Contingent — NTREIS
• 2026-05-07 Relisted — NTREIS
• 2026-05-02 Contingent — NTREIS
• 2026-04-23 Listed $275,000 NTREIS