4807 Penrose Ave · Fort Worth, TX 76116

$179,000

3 bd · 2.0 ba · 1,553 sqft · SingleFamily public records · 104 Days on market

Built 1950 8,625 sqft lot $115/sqft · 18% below area Est $217k · 18% 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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.6/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 2-bath home is a fantastic fixer-upper opportunity with tons of potential. Perfect for investors, flippers, or buyers looking to add their personal touch, the property offers a solid layout, spacious living areas, and a great foundation to renovate and customize. Conveniently located in Fort Worth near major roads, shopping, and dining. With the right vision, this home can truly shine, don’t miss this value-add opportunity!

Key facts

• 8,625 sq ft lot
• 2 garage spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $163k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 (+1.8%/yr); 209 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 41% of the median local income ($56k/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 104 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y ago; this cycle's ask has dropped $30k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $162,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.06% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

• ARV (median comp): $217,450
• List price: $179,000
• Delta: -17.68%
• 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
4900 Penrose Ave	0.05mi	3/2.0	1,474 (-5%)	3mo	$219,900	$149	87
4133 Rothington Rd	0.48mi	3/2.0	1,520 (-2%)	1mo	$350,000	$230	73
7724 Gaston Ave	0.63mi	3/2.0	1,550 (-0%)	1mo	$256,900	$166	70
5057 Penrose Ave	0.32mi	2/2.0 (-1)	1,661 (+7%)	2mo	$194,900	$117	67
7000 Overhill Rd	0.46mi	3/2.0	1,708 (+10%)	0mo	$234,400	$137	62
7013 Willis Ave	0.46mi	3/2.0	1,400 (-10%)	4mo	$345,000	$246	59
4908 Southwest Blvd	0.65mi	4/2.0 (+1)	1,610 (+4%)	2mo	$349,000	$217	57
7725 Davenport Ave	0.65mi	3/1.5	1,669 (+8%)	0mo	$165,000	$99	55
5029 Royal Dr	0.38mi	3/1.0	1,320 (-15%)	1mo	$145,000	$110	52
4305 Southwest Blvd	0.51mi	3/2.0	1,320 (-15%)	0mo	$279,999	$212	51
6921 Valhalla Rd	0.59mi	3/2.0	1,744 (+12%)	1mo	$375,000	$215	51
7008 Willis Ave	0.46mi	4/2.0 (+1)	1,344 (-14%)	4mo	$345,000	$257	48

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 · 1.77% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.69×
• Total profit: $-15,742
• Equity at exit: $26,689

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-2,821
• Equity at exit: $15,477

Cash invested: $50,120 (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 76116

• Rents YoY: 1.8%
• Active inventory: 209
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,899 high
• Mortgage (P&I): −$939
• Tax from tax record: −$243 /mo · $2,918/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $244

Break-even live

Break-even rent $1,590

Max offer price $179,000

Occupancy floor 82%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5036 Gilbert Dr Fort Worth, TX	3.0	1.0	1074	$2,000	$1.86	43d	1	0.33mi
7017 Willis Ave Fort Worth, TX	2.0	2.0	1267	$2,395	$1.89	43d	1	0.43mi
4132 Rothington Rd Fort Worth, TX	4.0	3.0	1895	$2,600	$1.37	2d	1	0.46mi
6948 Valhalla Rd Fort Worth, TX	3.0	3.0	1794	$2,095	$1.17	24d	1	0.51mi
7824 Davenport Ave Fort Worth, TX	3.0	2.0	1414	$1,900	$1.34	11d	1	0.73mi
4620 Angus Dr Fort Worth, TX	3.0	2.5	1668	$2,195	$1.32	43d	1	0.81mi
7504 Chapin Rd Unit B Fort Worth, TX	2.0	1.5	1075	$1,300	$1.21	44d	1	0.87mi
7604 Chapin Rd Unit C Fort Worth, TX	2.0	1.5	1095	$1,395	$1.27	43d	1	0.89mi
7604 Chapin Rd Unit C Fort Worth, TX	2.0	1.5	1095	$1,395	$1.27	2d	1	0.89mi
3813 Coates Cir Fort Worth, TX	2.0	1.5	1065	$1,350	$1.27	18d	1	0.93mi
3829 Branch Way Fort Worth, TX	3.0	2.5	1311	$1,495	$1.14	43d	1	0.95mi
3801 Coates Cir Unit 3805 Benbrook, TX	2.0	1.5	1190	$1,050	$0.88	1d	1	0.95mi
3721 Marks Pl Fort Worth, TX	2.0	1.0	1050	$1,350	$1.29	24d	1	0.95mi
7900 Butler Ct Fort Worth, TX	3.0	2.5	1556	$1,795	$1.15	24d	1	0.99mi
4002 Ridglea Country Club Dr Fort Worth, TX	2.0	2.0	1392	$1,695	$1.22	43d	1	1.00mi
4014 Ridglea Country Club Dr Unit 407 Benbrook, TX	2.0	2.0	1392	$1,450	$1.04	43d	1	1.02mi
4014 Ridglea Country Club Dr Fort Worth, TX	2.0	2.0	1392	$1,750	$1.26	43d	1	1.02mi
3450 River Park Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1050	$2,090	$1.99	2d	17	1.05mi
3228 Riverwood Dr Fort Worth, TX	3.0	2.0	2112	$3,750	$1.78	14d	1	1.11mi
8001 Carrick St Unit B Benbrook, TX	2.0	1.0	1533	$1,550	$1.01	6d	1	1.15mi
3451 River Park Dr Unit 3121 Fort Worth, TX	3.0	2.0	1282	$1,977	$1.54	2d	1	1.18mi
3451 River Park Dr Unit 3484 Fort Worth, TX	3.0	2.0	1282	$2,166	$1.69	43d	1	1.18mi
3451 River Park Dr Unit 3488 Fort Worth, TX	2.0	2.0	1088	$1,832	$1.68	43d	1	1.18mi
8009 Bangor Dr Benbrook, TX	3.0	2.0	1790	$2,250	$1.26	5d	1	1.20mi
3309 Riveroad Ct Fort Worth, TX	1.0–2.0	1.0–2.0	817	$1,504	$1.84	4d	30	1.27mi
5855 Pecan Chase Fort Worth, TX	3.0	3.0	2231	$2,295	$1.03	6d	1	1.27mi
3100 Camellia Rose Dr #110 Fort Worth, TX	2.0	2.0	1658	$3,000	$1.81	43d	1	1.28mi
3704 Cork Pl Fort Worth, TX	3.0	2.0	1686	$1,800	$1.07	43d	1	1.34mi
3101 River Park Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1110	$1,905	$1.72	1d	32	1.40mi
8601 Cook Ranch Rd Benbrook, TX	1.0–2.0	1.0–2.0	968	$2,741	$2.83	1d	7	1.42mi
5765 Cedar Creek Dr Benbrook, TX	3.0	2.0	1155	$1,800	$1.56	24d	1	1.44mi

Listing history 30 events

1. 2026-06-09
   days on market $179,000 Active 104 DOM
2. 2026-06-08
   days on market $179,000 Active 103 DOM
3. 2026-06-07
   days on market $179,000 Active 102 DOM
4. 2026-06-04
   days on market $179,000 Active 99 DOM
5. 2026-06-03
   days on market $179,000 Active 98 DOM
6. 2026-06-02
   days on market $179,000 Active 97 DOM
7. 2026-06-02
   days on market $179,000 Active 96 DOM
8. 2026-05-31
   days on market $179,000 Active 95 DOM
9. 2026-04-03
   price $179,000 449-char remark

   Show marketing remark (449 chars)

   This 3-bedroom, 2-bath home is a fantastic fixer-upper opportunity with tons of potential. Perfect for investors, flippers, or buyers looking to add their personal touch, the property offers a solid layout, spacious living areas, and a great foundation to renovate and customize. Conveniently located in Fort Worth near major roads, shopping, and dining. With the right vision, this home can truly shine, don’t miss this value-add opportunity!

10. 2026-03-24
    status Active 449-char remark

    Show marketing remark (449 chars)

    This 3-bedroom, 2-bath home is a fantastic fixer-upper opportunity with tons of potential. Perfect for investors, flippers, or buyers looking to add their personal touch, the property offers a solid layout, spacious living areas, and a great foundation to renovate and customize. Conveniently located in Fort Worth near major roads, shopping, and dining. With the right vision, this home can truly shine, don’t miss this value-add opportunity!

11. 2026-03-23
    status Pending 449-char remark

    Show marketing remark (449 chars)

    This 3-bedroom, 2-bath home is a fantastic fixer-upper opportunity with tons of potential. Perfect for investors, flippers, or buyers looking to add their personal touch, the property offers a solid layout, spacious living areas, and a great foundation to renovate and customize. Conveniently located in Fort Worth near major roads, shopping, and dining. With the right vision, this home can truly shine, don’t miss this value-add opportunity!

12. 2026-03-11
    status Active 449-char remark

    Show marketing remark (449 chars)

    This 3-bedroom, 2-bath home is a fantastic fixer-upper opportunity with tons of potential. Perfect for investors, flippers, or buyers looking to add their personal touch, the property offers a solid layout, spacious living areas, and a great foundation to renovate and customize. Conveniently located in Fort Worth near major roads, shopping, and dining. With the right vision, this home can truly shine, don’t miss this value-add opportunity!

13. 2026-03-05
    historical Active Option Contract 449-char remark

    Show marketing remark (449 chars)

    This 3-bedroom, 2-bath home is a fantastic fixer-upper opportunity with tons of potential. Perfect for investors, flippers, or buyers looking to add their personal touch, the property offers a solid layout, spacious living areas, and a great foundation to renovate and customize. Conveniently located in Fort Worth near major roads, shopping, and dining. With the right vision, this home can truly shine, don’t miss this value-add opportunity!

14. 2026-02-14
    listed $209,000 Active 449-char remark

    Show marketing remark (449 chars)

    This 3-bedroom, 2-bath home is a fantastic fixer-upper opportunity with tons of potential. Perfect for investors, flippers, or buyers looking to add their personal touch, the property offers a solid layout, spacious living areas, and a great foundation to renovate and customize. Conveniently located in Fort Worth near major roads, shopping, and dining. With the right vision, this home can truly shine, don’t miss this value-add opportunity!

15. 2026-01-13
    historical
16. 2026-01-01
    price $225,000
17. 2025-12-29
    price $230,000
18. 2025-12-19
    price $234,000
19. 2025-12-03
    listed $239,000 Active
20. 2011-11-15
    soldstatus
21. 2011-10-11
    status Pending
22. 2011-10-09
    historical Active Option Contract
23. 2011-08-28
    listed $79,000 Active
24. 2011-06-21
    historical
25. 2011-06-05
    price $79,000
26. 2011-06-03
    price $80,000
27. 2011-03-27
    listed $85,000 Active
28. 2001-12-07
    soldstatus
29. 2001-12-07
    soldstatus
30. 1994-02-03
    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: $2,918 · $243/mo
• Projected year-2 tax: $3,276 · $273/mo
• Expected delta: +$358/yr (+$30/mo · 12.3%)

ⓘ 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 ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,793
• − Mortgage interest: −$10,027
• − Property taxes: −$2,918
• − Insurance: −$895
• − Repairs & maintenance: −$1,823
• − Management: −$1,823
• − Depreciation: −$5,207
• Taxable income: $99
• Est. tax owed @ 24.0%: −$24
• After-tax cash flow: $2,905/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): 49,856
• Household income: $56,187
• Rent vs Own: 63.3% rent · 36.7% own
• Severe rent burden: 4188.0

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 0.66)
• Race & ethnicity: White 48% Hispanic / Latino 27% Black 20% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 22% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 10% · Canada, China
• Languages at home: 79% English-only · Spanish 17% Other Indo-European 1% Chinese 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: ▼ -283.10%
• Current HPI: 282.3806
• Rent YoY: ▲ 1.77%
• 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

+110.6% since first listed

22 events — show timeline

• 2026-04-03 Price Changed $179,000 NTREIS
• 2026-03-24 Relisted — NTREIS
• 2026-03-23 Pending — NTREIS
• 2026-03-11 Relisted — NTREIS
• 2026-03-05 Contingent — NTREIS
• 2026-02-14 Listed $209,000 NTREIS
• 2026-01-13 Listing Removed — HARMLS
• 2026-01-01 Price Changed $225,000 HARMLS
• 2025-12-29 Price Changed $230,000 HARMLS
• 2025-12-19 Price Changed $234,000 HARMLS
• 2025-12-03 Listed $239,000 HARMLS
• 2011-11-15 Sold (Public Records) — Public Records
• 2011-10-11 Pending — NTREIS
• 2011-10-09 Contingent — NTREIS
• 2011-08-28 Listed $79,000 NTREIS
• 2011-06-21 Listing Removed — NTREIS
• 2011-06-05 Price Changed $79,000 NTREIS
• 2011-06-03 Price Changed $80,000 NTREIS
• 2011-03-27 Listed $85,000 NTREIS
• 2001-12-07 Sold (Public Records) — Public Records
• 2001-12-07 Sold (Public Records) — Public Records
• 1994-02-03 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,918 · -2.3% YoY. Source: county tax records.