941 E Baltimore Ave · Fort Worth, TX 76104

$100,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 14 Days on market

Built 1926 6,011 sqft lot Est $169k · 41% under

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

* * * Multiple offers received, highest and best due by Monday, May 25th by 2:00 PM * * * Investor special in the heart of Fort Worth! Perfect for investors, builders, or developers looking for their next project. Whether you choose to renovate the existing structure or tear down and rebuild, this property offers strong potential in a growing area with ongoing nearby redevelopment. Conveniently located with easy access to major highways, Downtown Fort Worth, shopping, dining, and local schools. Property being sold as-is.

Key facts

• Downtown fort worth
• Shopping
• Local schools

Tags

• EASY ACCESS TO MAJOR HIGHWAYS
• DOWNTOWN FORT WORTH
• SHOPPING
• DINING
• LOCAL SCHOOLS

Property features AI

Finance

• Other: Special listing conditions: Standard; Possession at closing/funding; Listing is active and offered for sale
• Financial info: Listing terms: Cash; Loan type listed as Treat As Clear; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking; On-street parking
• Security: Security features unknown
• Utilities: City water and city sewer; Electricity available and connected; Sewer available; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property in Southland Subdivision; Property not attached and no accessory unit
• Construction: Built in 1926 (preowned); Brick, siding, and wood construction; Pillar/post/pier foundation; Other roof type
• Exterior features: Chain link fencing; Patio/porch with other features; Lot landscaped with few trees; Cleared vegetation; Easements present

Interior

• Kitchen: No appliances included (stove, ice box, fridge listed as exclusions)
• Bedrooms: 2 bedrooms, including a primary bedroom on the main level
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fan(s); Window unit(s); No central heating
• Interior features: Two total rooms (one living area and one dining area); Other interior features
• Laundry & utility: Other laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 12.6% 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: Carroll Peak El (math 17% / reading 17%, grade F, #3,836 of 4,322 statewide, top 91%, 459 students, 97% FRL) — zoned schools average 97% FRL vs 73% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 172 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 (-3.0% appreciation + 0.1% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $100,000

Questions for the listing agent

1. Built in 1926 — 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: 1.50% ✓
• Cap rate: 12.58%
• Cash-on-cash: 22.44%
• DSCR: 2.00
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $169,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
941 E Baltimore Ave	0.00mi	2/1.0	1,008 (0%)	0mo	$100,000	$99	100
943 E Richmond Ave	0.06mi	2/1.0	1,046 (+4%)	2mo	$175,000	$167	89
1320 Missouri Ave	0.50mi	2/1.0	984 (-2%)	10mo	$145,000	$147	65
1315 Stewart St	0.48mi	3/1.5 (+1)	1,065 (+6%)	1mo	$190,000	$178	60
1423 E Davis Ave	0.61mi	3/1.0 (+1)	1,000 (-1%)	7mo	$229,000	$229	60
1017 Judd St	0.73mi	3/1.0 (+1)	993 (-2%)	0mo	$185,000	$186	58
1212 E Mulkey St	0.58mi	2/1.0	955 (-5%)	8mo	$130,000	$136	58
600 E Robert St	0.66mi	2/1.0	1,090 (+8%)	2mo	$158,000	$145	54
1431 E Baltimore Ave	0.62mi	3/2.0 (+1)	1,032 (+2%)	6mo	$165,000	$160	53
1911 Galveston Ave	0.61mi	2/2.0	1,068 (+6%)	8mo	$215,000	$201	51
1532 E Myrtle St	0.75mi	2/1.0	1,100 (+9%)	1mo	$184,990	$168	49
1507 E Maddox Ave	0.74mi	3/2.5 (+1)	1,120 (+11%)	5mo	$199,000	$178	31

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 · 0.05% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.46×
• Total profit: $12,816
• Equity at exit: $14,910

10-year hold

• IRR: 18.5%
• Equity multiple: 2.33×
• Total profit: $37,368
• Equity at exit: $8,646

Cash invested: $28,000 (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 76104

• Home prices YoY: -11.6%
• Rents YoY: 0.1%
• Active inventory: 172
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,502 high
• Mortgage (P&I): −$524
• Tax from tax record: −$97 /mo · $1,162/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $524

Break-even live

Break-even rent $839

Max offer price $100,000

Occupancy floor 60%

Sensitivity live

Price	-10% $580	-5% $552	+0% $524	+5% $495	+10% $467
Rent	-10% $405	-5% $464	+0% $524	+5% $583	+10% $642
Rate	-1.0pp $574	-0.5pp $549	base $524	+0.5pp $498	+1.0pp $471

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1016 E Arlington Ave Unit C Fort Worth, TX	2.0	1.0	918	$995	$1.08	17d	1	0.15mi
1004 E Powell Ave Unit 1357996P Fort Worth, TX	1.0	1.0	990	$2,981	$3.01	25d	1	0.30mi
1004 E Powell Ave Unit 1357999P Fort Worth, TX	1.0	1.0	1194	$2,388	$2.00	14d	1	0.30mi
921 E Ramsey Ave Fort Worth, TX	2.0	1.0	828	$1,450	$1.75	25d	1	0.38mi
1011 Marion Ave Fort Worth, TX	2.0	1.0	1000	$1,400	$1.40	44d	1	0.45mi
1327 E Baltimore Ave Fort Worth, TX	3.0	2.0	1426	$1,650	$1.16	25d	1	0.50mi
1108 E Robert St Fort Worth, TX	3.0	1.0	1444	$1,825	$1.26	22d	1	0.62mi
1925 Saint Louis Ave Fort Worth, TX	3.0	1.0	1219	$1,695	$1.39	44d	1	0.64mi
1310 Crawford St Fort Worth, TX	2.0	2.0	938	$1,393	$1.49	7d	1	0.64mi
1037 Colvin St Fort Worth, TX	2.0	1.0	1092	$1,500	$1.37	20d	1	0.64mi
1516 E Maddox Ave Fort Worth, TX	3.0	2.0	1485	$1,895	$1.28	22d	1	0.78mi
1017 E Humbolt St Fort Worth, TX	2.0	2.0	1400	$1,550	$1.11	44d	1	0.82mi
1324 May St Fort Worth, TX	1.0	1.0	817	$1,250	$1.53	22d	1	0.84mi
1429 E Robert St Fort Worth, TX	3.0	2.0	1050	$1,350	$1.29	22d	1	0.85mi
315 W Magnolia Ave Fort Worth, TX	2.0	1.0–2.0	827	$2,118	$2.56	3d	40	0.85mi
809 Glen Garden Dr Fort Worth, TX	2.0	1.0	959	$1,295	$1.35	3d	1	0.87mi
1605 E Morphy St Fort Worth, TX	3.0	2.0	1090	$1,425	$1.31	2d	1	0.87mi
1016 Bryan Ave Unit 102 Fort Worth, TX	2.0	2.5	1400	$2,500	$1.79	25d	1	0.87mi
2104 Daniel St Fort Worth, TX	3.0	2.0	1440	$1,675	$1.16	44d	1	0.89mi
1718 E Powell Ave Fort Worth, TX	2.0	1.5	930	$1,655	$1.78	44d	1	0.93mi
1125 S Jennings Ave Ste 203 Fort Worth, TX	1.0	1.0	975	$1,395	$1.43	44d	1	0.96mi
1125 S Jennings Ave Unit 201 Fort Worth, TX	1.0	1.0	975	$1,520	$1.56	44d	1	0.96mi
1608 E Robert St Fort Worth, TX	3.0	2.0	1028	$1,525	$1.48	7d	1	0.98mi
2900 South Fwy Fort Worth, TX	1.0–2.0	1.0	635	$1,200	$1.89	4d	15	0.99mi
1212 Lowden Cir Fort Worth, TX	2.0	1.0	890	$970	$1.09	44d	1	0.99mi
1228 E Leuda St Fort Worth, TX	3.0	2.0	1388	$2,100	$1.51	44d	1	0.99mi
501 W Rosedale St Fort Worth, TX	1.0–2.0	1.0–2.0	795	$1,990	$2.50	3d	19	1.01mi
1431 Lipscomb St Unit 3 Fort Worth, TX	1.0	1.0	750	$1,395	$1.86	44d	1	1.01mi
703 W Magnolia Ave Unit 201 Fort Worth, TX	1.0	1.0	1098	$2,150	$1.96	44d	1	1.01mi
940 E Hattie St Unit 202 Fort Worth, TX	2.0	1.0	825	$900	$1.09	44d	1	1.02mi
1322 Lipscomb St Fort Worth, TX	1.0	1.0	717	$1,525	$2.13	18d	1	1.07mi
1015 S Jennings Ave Unit 612 Fort Worth, TX	3.0	2.0	1238	$1,656	$1.34	3d	1	1.07mi
1015 S Jennings Ave Unit 1048 Fort Worth, TX	3.0	2.0	1238	$1,699	$1.37	44d	1	1.07mi
1015 S Jennings Ave Unit 3121 Fort Worth, TX	3.0	2.0	1238	$1,656	$1.34	20d	1	1.07mi
1015 S Jennings Ave Unit 2121 Fort Worth, TX	2.0	2.0	986	$996	$1.01	3d	1	1.07mi
1015 S Jennings Ave Unit 1072 Fort Worth, TX	2.0	2.0	986	$1,269	$1.29	13d	1	1.07mi
2701 Hemphill St Fort Worth, TX	1.0	1.0	700	$1,150	$1.64	44d	1	1.08mi
2730 S Jennings Ave Unit 100 Fort Worth, TX	2.0	1.0	800	$1,050	$1.31	19d	1	1.09mi
2730 S Jennings Ave Fort Worth, TX	2.0	1.0	800	$1,050	$1.31	16d	1	1.09mi
1601 E Leuda St Fort Worth, TX	3.0	2.0	1197	$1,750	$1.46	44d	1	1.11mi

Listing history 4 events

1. 2026-05-31
   status $100,000 Pending 14 DOM
2. 2026-05-31
   days on market $100,000 Active Option Contract 14 DOM
3. 2026-05-18
   listed $100,000 Active
4. 1982-03-20
   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: $1,162 · $97/mo
• Projected year-2 tax: $1,830 · $152/mo
• Expected delta: +$668/yr (+$56/mo · 57.5%)

ⓘ 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 8/10 Severe 7 d/yr ≥109°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: $18,022
• − Mortgage interest: −$5,602
• − Property taxes: −$1,162
• − Insurance: −$500
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − Depreciation: −$2,909
• Taxable income: $4,966
• Est. tax owed @ 24.0%: −$1,192
• After-tax cash flow: $5,091/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): 20,443
• Household income: $61,658
• Rent vs Own: 63.1% rent · 36.9% own
• Severe rent burden: 1060.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 45% Black 28% White 21% Two or more races 17% Asian 2%
• Hispanic origin (detail): Mexican 41% Cuban 1%
• Common ancestry: Lithuanian 1% Italian 1% Arab 1%
• Foreign-born: 21% · Canada, Vietnam, Philippines
• Languages at home: 58% English-only · Spanish 37% Arabic 1% 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: ▼ -36.10%
• Current HPI: 276.383
• Rent YoY: ▬ 0.05%
• 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

2 events — show timeline

• 2026-05-18 Listed $100,000 NTREIS
• 1982-03-20 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,162 · -2.4% YoY. Source: county tax records.