900 Greer St · Fort Worth, TX 76102

$159,000

3 bd · 1.0 ba · 914 sqft · SingleFamily public records · 549 Days on market

Built 1918 4,879 sqft lot $174/sqft · 6% below area Est $170k · 6% under ↓ 36% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +10.4/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Appreciation +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Close proximity to the Trinity River & downtown Fort Worth Great multifamily development opportunity Adjacent to large multifamily complex 914 SF single family home

Key facts

• 4,879 sq ft lot
• Built 1918
• Listed 549 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $660 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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: 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 rising (+3.8%/yr); 62 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 37% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.4%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k 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.
• At projected returns (-1.4% appreciation + 3.8% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 549 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $16k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 549 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 1918 — 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: 1.48% ✓
• Cap rate: 11.27%
• Cash-on-cash: 17.78%
• DSCR: 1.79
• GRM: 5.6

CMA / ARV

• ARV (median comp): $169,900
• List price: $159,000
• Delta: -6.42%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1840 Portland Ave	0.59mi	3/1.0	912 (-0%)	6mo	$107,400	$118	68

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.4% appreciation · 3.82% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.66×
• Total profit: $29,283
• Equity at exit: $35,384

10-year hold

• IRR: 21.8%
• Equity multiple: 3.21×
• Total profit: $98,292
• Equity at exit: $34,658

Cash invested: $44,520 (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 76102

• Home prices YoY: -0.7%
• Rents YoY: 3.8%
• Active inventory: 62
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,360 high
• Mortgage (P&I): −$834
• Tax from tax record: −$305 /mo · $3,658/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $660

Break-even live

Break-even rent $1,525

Max offer price $159,000

Occupancy floor 67%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
769 Samuels Ave Fort Worth, TX	1.0–3.0	1.0–3.0	1113	$2,708	$2.43	2d	27	0.17mi
637 Samuels Ave Fort Worth, TX	2.0	1.0–2.0	1045	$2,544	$2.43	1d	17	0.34mi
701 N Hampton St Fort Worth, TX	1.0–2.0	1.0–2.0	866	$2,351	$2.71	1d	25	0.45mi
520 Samuels Ave Fort Worth, TX	3.0	1.0–2.0	1073	$2,390	$2.23	1d	19	0.53mi
447 N Main St Fort Worth, TX	1.0–2.0	1.0–2.0	955	$2,383	$2.50	2d	12	0.63mi
701 E Bluff St Fort Worth, TX	2.0	1.0–2.5	975	$2,440	$2.50	1d	44	0.70mi
100 Harding St Fort Worth, TX	2.0	1.0–2.0	869	$2,665	$3.06	1d	68	0.84mi
1852 E Northside Dr Fort Worth, TX	2.0	2.0	1083	$2,055	$1.90	18d	1	0.92mi
301 Nichols St Fort Worth, TX	2.0	1.0	610	$2,057	$3.37	6d	4	0.94mi
555 Elm St Fort Worth, TX	2.0	1.0–2.0	893	$2,390	$2.67	2d	28	1.07mi
2001 E 4th St Fort Worth, TX	2.0	1.0–2.0	872	$2,724	$3.12	20d	42	1.11mi
2001 E 4th St Fort Worth, TX	2.0	1.0–2.0	872	$2,759	$3.16	1d	121	1.11mi
999 Scenic Hill Dr Fort Worth, TX	2.0	1.0–2.5	1077	$2,896	$2.69	2d	19	1.13mi
2413 Race St Fort Worth, TX	2.0	1.0–2.0	849	$1,949	$2.30	1d	13	1.22mi
500 Throckmorton St Fort Worth, TX	1.0–4.0	1.0–4.5	2681	$13,800	$5.15	6d	3	1.22mi
336 Oakhurst Scenic Dr Fort Worth, TX	2.0	1.0–2.0	939	$2,085	$2.22	2d	29	1.27mi
1317 Denver Ave Fort Worth, TX	3.0	2.0	921	$1,915	$2.08	24d	1	1.28mi
969 Commerce St Fort Worth, TX	1.0–3.0	1.0–3.0	1425	$8,849	$6.21	1d	68	1.31mi
101 Summit Ave Ste 505 Fort Worth, TX	2.0	2.0	1072	$1,985	$1.85	43d	1	1.38mi
500 Fort Worth Trl Fort Worth, TX	2.0	1.0–2.5	1026	$3,352	$3.27	1d	22	1.44mi
1001 W 7th St Fort Worth, TX	1.0–2.0	1.0–2.0	957	$1,805	$1.89	2d	35	1.44mi
411 Harrold St Fort Worth, TX	2.0	1.0–2.0	868	$3,089	$3.56	1d	68	1.47mi
2104 W Lotus Ave Fort Worth, TX	2.0	1.0	1039	$1,600	$1.54	6d	1	1.47mi

Listing history 24 events

1. 2026-06-18
   days on market $159,000 Active 549 DOM
2. 2026-06-17
   days on market $159,000 Active 548 DOM
3. 2026-06-16
   days on market $159,000 Active 547 DOM
4. 2026-06-15
   days on market $159,000 Active 546 DOM
5. 2026-06-13
   days on market $159,000 Active 544 DOM
6. 2026-06-09
   days on market $159,000 Active 540 DOM
7. 2026-06-08
   days on market $159,000 Active 539 DOM
8. 2026-06-07
   days on market $159,000 Active 538 DOM
9. 2026-06-04
   days on market $159,000 Active 535 DOM
10. 2026-06-03
    days on market $159,000 Active 534 DOM
11. 2026-06-02
    days on market $159,000 Active 533 DOM
12. 2026-06-02
    days on market $159,000 Active 532 DOM
13. 2026-05-31
    days on market $159,000 Active 531 DOM
14. 2025-04-17
    price $159,000 171-char remark

    Show marketing remark (171 chars)

    Close proximity to the Trinity River & downtown Fort Worth Great multifamily development opportunity Adjacent to large multifamily complex 914 SF single family home

15. 2024-12-10
    listed $175,000 Active 171-char remark

    Show marketing remark (171 chars)

    Close proximity to the Trinity River & downtown Fort Worth Great multifamily development opportunity Adjacent to large multifamily complex 914 SF single family home

16. 2021-08-01
    historical
17. 2021-05-28
    status Active
18. 2021-05-18
    status Pending
19. 2021-03-11
    listed $250,000 Active
20. 2020-09-27
    historical
21. 2019-09-26
    listed $250,000 Active
22. 2016-01-29
    soldstatus
23. 1996-09-20
    soldstatus
24. 1988-05-24
    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: $3,658 · $305/mo
• Projected year-2 tax: $3,658 · $305/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 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,321
• − Mortgage interest: −$8,906
• − Property taxes: −$3,658
• − Insurance: −$795
• − Repairs & maintenance: −$2,266
• − Management: −$2,266
• − Depreciation: −$4,625
• Taxable income: $5,805
• Est. tax owed @ 24.0%: −$1,393
• After-tax cash flow: $6,522/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): 11,895
• Household income: $75,859
• Rent vs Own: 79.4% rent · 20.6% own
• Severe rent burden: 946.0

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 0.63)
• Race & ethnicity: White 54% Black 21% Hispanic / Latino 20% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 83% English-only · Spanish 12% Other Indo-European 1% 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: ▼ -1.40%
• Current HPI: 207.2261
• Rent YoY: ▲ 3.82%
• 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

-36.4% since first listed

11 events — show timeline

• 2025-04-17 Price Changed $159,000 NTREIS
• 2024-12-10 Listed $175,000 NTREIS
• 2021-08-01 Listing Removed — NTREIS
• 2021-05-28 Relisted — NTREIS
• 2021-05-18 Pending — NTREIS
• 2021-03-11 Listed $250,000 NTREIS
• 2020-09-27 Listing Removed — NTREIS
• 2019-09-26 Listed $250,000 NTREIS
• 2016-01-29 Sold (Public Records) — Public Records
• 1996-09-20 Sold (Public Records) — Public Records
• 1988-05-24 Sold (Public Records) — Public Records

Property tax history

+14.5%/yr

Latest (2025): $3,658 · -8.2% YoY. Source: county tax records.