4811 Fitzhugh Ave · Fort Worth, TX 76105

$250,000

3 bd · 2.5 ba · 1,768 sqft · SingleFamily public records · 14 Days on market

Built 2021 8,146 sqft lot $141/sqft · 13% below area Est $286k · 13% under

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Why this score? — see what drove the D 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).

• ARV discount +13.1/15.0
• Appreciation +10.0/10.0
• Cash flow +5.0/30.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +2.0/10.0
• DSCR +0.0/10.0

Listing remarks

* * THIS HOME QUALIFIES FOR 0% DOWN CONVENTIONAL LOAN WITH NO PMI! ASK HOW * * Welcome Home! Step inside & be greeted into this very spacious house. The heart of the home is the inviting living space, where cozy evenings by the fireplace await & memories are made. This open kitchen is very inviting for guests which opens to the dining area with peninsula styled granite countertops & ample storage space, ensuring every meal is a culinary delight. Venture outside to this very spacious backyard, where endless possibilities await, whether you're hosting summer barbecues or enjoying a quiet morning coffee. Conveniently located less than 9 miles from the iconic Ft. Worth Stoc

Key facts

• Spacious backyard
• Dining area
• Granite countertops

Tags

• OPEN KITCHEN
• DINING AREA
• GRANITE COUNTERTOPS
• SPACIOUS BACKYARD

Property features AI

Finance

• Other: Possession in 30–60 days; Standard special listing conditions; Listing status: Active Under Contract
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Attached garage (1-car) with garage door opener; Covered parking (1 space); Driveway; Additional paved parking; Inside entrance; garage faces front; kitchen-level access
• Security: Burglar alarm; Fire alarm; Security system (owned); Smoke detectors
• Utilities: City water; City sewer; Cable available; Curbs and sidewalks
• Home design: Single-family residence; Residential property; Two levels; Property attached: yes
• Construction: Built in 2021; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Storage; Back yard fencing with gate and privacy wood fence; Many trees on the lot

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Vented exhaust fan
• Bedrooms: 3 bedrooms total; Primary bedroom on level 2 with ensuite bath and walk-in closet(s)
• Flooring: Ceramic tile; Luxury vinyl plank
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Electric heating; Central air conditioning; Ceiling fans; Wall/window unit(s)
• Interior features: Decorative lighting; Eat-in kitchen; Granite countertops; High-speed internet available; Kitchen island; Loft; Natural woodwork; Open floorplan; Pantry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-589 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (41.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (27.5% below list).
• Recommended offer: $146k (41.7% below list) — sets the bar for cash-flow.

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: Sunrise - Mcmillan El (math 8% / reading 12%, grade F, #4,259 of 4,322 statewide, top 99%, 325 students, 98% FRL) — zoned schools average 98% FRL vs 73% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 23% district-wide (-13 pts) — the specific schools serving this property underperform the Fort Worth ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 101 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• At $1,812/mo this rent would consume 47% of the median local household income ($46k/yr) (locally 884% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Tarrant County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 6y ago 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

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,864 (41.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.72% ✗
• Cap rate: 3.46%
• Cash-on-cash: -10.11%
• DSCR: 0.55
• GRM: 11.5

CMA / ARV

• ARV (median comp): $285,895
• List price: $250,000
• Delta: -12.56%
• 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
4824 Sunshine Dr	0.05mi	3/2.0	1,564 (-12%)	0mo	$289,000	$185	76
1908 Amanda Ave	0.46mi	4/2.5 (+1)	1,790 (+1%)	2mo	$299,000	$167	70
5100 Chapman St	0.49mi	4/2.0 (+1)	1,788 (+1%)	2mo	$319,900	$179	67
5032 Chapman St	0.48mi	4/2.0 (+1)	1,788 (+1%)	3mo	$320,000	$179	66
3401 S Hughes Ave	0.56mi	4/2.0 (+1)	1,766 (-0%)	3mo	$359,000	$203	64
4613 Emerson St	0.60mi	3/2.0	1,700 (-4%)	0mo	$160,000	$94	64
1804 Vincennes St	0.65mi	3/2.0	1,738 (-2%)	2mo	$324,000	$186	63
4944 Dunbar St	0.52mi	4/2.0 (+1)	1,692 (-4%)	2mo	$299,900	$177	60
1812 Dillard St	0.72mi	3/2.0	1,724 (-2%)	1mo	$314,900	$183	59
5179 Charlene St	0.60mi	3/2.5	1,580 (-11%)	2mo	$299,900	$190	53
1700 S Edgewood Ter	0.65mi	3/1.5	1,521 (-14%)	1mo	$225,000	$148	42
1616 Lindsey St	0.67mi	4/2.0 (+1)	1,530 (-14%)	2mo	$329,900	$216	37

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 2.41×
• Total profit: $98,819
• Equity at exit: $225,220

10-year hold

• IRR: 16.3%
• Equity multiple: 5.58×
• Total profit: $320,943
• Equity at exit: $485,695

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 76105

• Home prices YoY: 14.2%
• Active inventory: 101
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,812 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$606 /mo · $7,266/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-589

Break-even live

Break-even rent $2,558

Max offer price $145,864

Occupancy floor —

Sensitivity live

Price	-10% $-448	-5% $-519	+0% $-589	+5% $-660	+10% $-731
Rent	-10% $-733	-5% $-661	+0% $-589	+5% $-518	+10% $-446
Rate	-1.0pp $-464	-0.5pp $-526	base $-589	+0.5pp $-654	+1.0pp $-720

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 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 S Edgewood Ter Fort Worth, TX	1.0–3.0	1.0–2.5	1123	$1,895	$1.69	4d	34	0.28mi
4312 Lorin Ave Fort Worth, TX	4.0	2.0	1230	$2,000	$1.63	45d	1	0.41mi
2302 Coleman Ave Fort Worth, TX	3.0	2.0	1960	$1,550	$0.79	45d	1	0.50mi
4929 Willie St Fort Worth, TX	3.0	2.0	1386	$1,650	$1.19	6d	1	0.56mi
4929 Willie St Fort Worth, TX	3.0	2.0	1386	$1,650	$1.19	0d	1	0.56mi
5328 Carol Ave Fort Worth, TX	4.0	2.0	1230	$2,100	$1.71	45d	1	0.68mi
1007 Tierney Rd Unit 1007 Fort Worth, TX	2.0	1.0	1600	$1,250	$0.78	45d	1	1.05mi
3731 Avenue M Unit M Fort Worth, TX	3.0	2.0	1425	$1,900	$1.33	24d	1	1.09mi
5636 Lester Granger Dr Fort Worth, TX	3.0	2.0	1300	$1,495	$1.15	26d	1	1.10mi
4217 Wilhelm St Fort Worth, TX	3.0	2.0	1380	$1,650	$1.20	45d	1	1.19mi
2312 Cass St Fort Worth, TX	4.0	2.5	1600	$1,850	$1.16	16d	1	1.32mi
1736 Ransom Ter Fort Worth, TX	3.0	2.0	1322	$1,850	$1.40	17d	1	1.38mi

Listing history 22 events

1. 2026-05-14
   listed $250,000 Active 947-char remark
2. 2024-11-08
   historical
3. 2024-06-24
   price $290,000
4. 2024-05-16
   listed $295,000 Active
5. 2024-04-05
   historical
6. 2024-02-05
   price $295,000
7. 2024-01-08
   price $300,000
8. 2023-11-17
   listed $305,000 Active
9. 2021-07-28
   soldstatus Sold
10. 2021-07-26
    soldstatus
11. 2021-07-10
    status Pending
12. 2021-06-27
    historical Active Option Contract
13. 2021-06-23
    price $239,900
14. 2021-06-21
    status Active
15. 2021-06-18
    historical Active Option Contract
16. 2021-06-16
    price $249,900
17. 2021-06-10
    listed $254,900 Active
18. 2020-03-27
    soldstatus Sold
19. 2020-03-12
    status Pending
20. 2020-03-09
    listed $20,000 Active
21. 2019-11-01
    soldstatus
22. 1986-09-19
    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: $7,266 · $606/mo
• Projected year-2 tax: $7,266 · $606/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 ≥110°F today · 23 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: $21,740
• − Mortgage interest: −$14,004
• − Property taxes: −$7,266
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$7,273
• Taxable loss: −$11,531
• Est. tax savings @ 24.0%: +$2,767
• After-tax cash flow: $-4,306/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): 22,228
• Household income: $45,770
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 884.0

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 (63%)
• Race & ethnicity: Hispanic / Latino 63% Black 29% Two or more races 24% White 6%
• Hispanic origin (detail): Mexican 57%
• Foreign-born: 28% · Canada
• Languages at home: 44% English-only · Spanish 55% Other Indo-European 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: ▲ 27.33%
• Current HPI: 219.2657
• Rent YoY: —
• 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

+1150.0% since first listed

24 events — show timeline

• 2026-05-29 Pending — NTREIS
• 2026-05-22 Contingent — NTREIS
• 2026-05-14 Listed $250,000 NTREIS
• 2024-11-08 Listing Removed — NTREIS
• 2024-06-24 Price Changed $290,000 NTREIS
• 2024-05-16 Listed $295,000 NTREIS
• 2024-04-05 Listing Removed — NTREIS
• 2024-02-05 Price Changed $295,000 NTREIS
• 2024-01-08 Price Changed $300,000 NTREIS
• 2023-11-17 Listed $305,000 NTREIS
• 2021-07-28 Sold (MLS) — NTREIS
• 2021-07-26 Sold (Public Records) — Public Records
• 2021-07-10 Pending — NTREIS
• 2021-06-27 Contingent — NTREIS
• 2021-06-23 Price Changed $239,900 NTREIS
• 2021-06-21 Relisted — NTREIS
• 2021-06-18 Contingent — NTREIS
• 2021-06-16 Price Changed $249,900 NTREIS
• 2021-06-10 Listed $254,900 NTREIS
• 2020-03-27 Sold (MLS) — NTREIS
• 2020-03-12 Pending — NTREIS
• 2020-03-09 Listed $20,000 NTREIS
• 2019-11-01 Sold (Public Records) — Public Records
• 1986-09-19 Sold (Public Records) — Public Records

Property tax history

+24.2%/yr

Latest (2025): $7,266 · -2.4% YoY. Source: county tax records.