3006 25th St · Fort Worth, TX 76106

$160,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 50 Days on market

Built 1926 7,013 sqft lot $133/sqft · 24% below area Est $210k · 24% 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 +16.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath home offering approximately 1,200 sq ft of living space, conveniently located near the Fort Worth Stockyards. No HOA! This property presents a great opportunity for investors or buyers looking to add their personal touch, with strong rental potential. Selling as-is.

Key facts

• 7,013 sq ft lot
• Built 1926
• Listed 50 days

Tags

• FORT WORTH STOCKYARDS
• STRONG RENTAL POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (2.7% below list).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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 soft (-1.0%/yr); 69 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 34% of the median local income ($55k/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 50 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 8.6

CMA / ARV

• ARV (median comp): $209,867
• List price: $160,000
• Delta: -23.76%
• 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
2907 NW 26th St	0.13mi	4/2.0 (+1)	1,222 (+2%)	3mo	$212,500	$174	79
3320 26th St	0.44mi	3/1.0	1,184 (-1%)	2mo	$224,474	$190	76
4812 Flagstone Dr	0.42mi	3/1.0	1,224 (+2%)	3mo	$190,000	$155	75
2917 NW Loraine St	0.33mi	3/2.0	1,224 (+2%)	10mo	$270,000	$221	69
2500 Capri Dr	0.37mi	4/1.0 (+1)	1,226 (+2%)	11mo	$195,000	$159	65
2717 NW 27th St	0.37mi	3/2.0	1,096 (-9%)	6mo	$245,000	$224	59
2412 25th St	0.72mi	3/2.0	1,200 (0%)	5mo	$149,900	$125	58
2901 NW 18th St	0.53mi	3/2.0	1,326 (+10%)	1mo	$243,500	$184	53
2814 NW 20th St	0.40mi	3/2.0	1,370 (+14%)	3mo	$223,300	$163	51
3203 NW 33rd St	0.69mi	3/1.0	1,056 (-12%)	2mo	$210,000	$199	46
2716 18th St	0.58mi	4/3.0 (+1)	1,153 (-4%)	9mo	$150,000	$130	46
2502 NW 20th St	0.73mi	3/2.0	1,363 (+14%)	9mo	$265,000	$194	32

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.45×
• Total profit: $-24,719
• Equity at exit: $23,857

10-year hold

• IRR: -14.3%
• Equity multiple: 0.29×
• Total profit: $-31,602
• Equity at exit: $13,834

Cash invested: $44,800 (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 76106

• Home prices YoY: -6.9%
• Rents YoY: -1.0%
• Active inventory: 69
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,557 high
• Mortgage (P&I): −$839
• Tax from tax record: −$234 /mo · $2,811/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $90

Break-even live

Break-even rent $1,443

Max offer price $160,000

Occupancy floor 89%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 NW 21st St Fort Worth, TX	2.0	1.0	1449	$1,275	$0.88	24d	1	0.56mi
2327 Wagner Ave Fort Worth, TX	2.0	1.0	725	$1,050	$1.45	43d	1	0.57mi
2701 NW 18th St #2 Fort Worth, TX	3.0	1.5	800	$1,345	$1.68	7d	1	0.62mi
2762 Beverly Hills Dr Fort Worth, TX	2.0	1.0	720	$1,600	$2.22	24d	1	0.68mi
2125 Grayson Ave Fort Worth, TX	2.0	1.0	900	$1,200	$1.33	43d	1	0.69mi
2207 Mcgown Ave Fort Worth, TX	2.0	1.0	775	$1,050	$1.35	43d	1	0.73mi
5205 Calloway St Fort Worth, TX	2.0	1.0	872	$1,495	$1.71	43d	1	0.89mi
2704 Rosen Ave Fort Worth, TX	3.0	1.0	1456	$1,750	$1.20	2d	1	0.89mi
3665 Marine Creek Pkwy Fort Worth, TX	1.0–2.0	1.0–2.0	896	$1,770	$1.98	1d	36	0.91mi
5217 Calloway St Unit B Fort Worth, TX	3.0	2.0	964	$1,275	$1.32	24d	1	0.92mi
5217 Calloway St Unit B Fort Worth, TX	3.0	2.0	964	$1,275	$1.32	43d	1	0.92mi
5217 Calloway St Fort Worth, TX	3.0	2.0	964	$1,375	$1.43	43d	1	0.92mi
3007 Prairie Ave Fort Worth, TX	3.0	2.0	1487	$2,111	$1.42	3d	1	0.99mi
5000 Montrose Dr Fort Worth, TX	3.0	2.0	1230	$1,875	$1.52	43d	1	1.02mi
5201 Azle Ave Unit 01 Fort Worth, TX	2.0	2.0	868	$1,250	$1.44	43d	1	1.02mi
2969 Loving Ave Fort Worth, TX	2.0	1.0	1100	$1,195	$1.09	19d	1	1.05mi
3000 Comanche Ave Unit B Fort Worth, TX	3.0	2.0	1200	$1,450	$1.21	43d	1	1.10mi
2424 Mckinley Ave Fort Worth, TX	2.0	2.0	1200	$1,750	$1.46	13d	1	1.10mi
2424 Mckinley Ave Fort Worth, TX	2.0	2.0	1200	$1,750	$1.46	22d	1	1.10mi
2708 Chestnut Ave Fort Worth, TX	3.0	2.0	1367	$2,111	$1.54	6d	1	1.26mi
2514 Columbus Ave Fort Worth, TX	3.0	2.0	1432	$2,500	$1.75	43d	1	1.28mi
1501 Greenbrier Dr Fort Worth, TX	3.0	2.0	1332	$1,900	$1.43	2d	1	1.36mi
5600 Azle Ave Fort Worth, TX	1.0–2.0	1.0–2.0	935	$1,362	$1.46	20d	7	1.37mi
4307 Old Decatur Rd Fort Worth, TX	1.0–2.0	1.0–2.0	862	$1,359	$1.58	1d	6	1.49mi

Listing history 20 events

1. 2026-05-12
   price $160,000 293-char remark

   Show marketing remark (293 chars)

   Charming 3-bedroom, 1-bath home offering approximately 1,200 sq ft of living space, conveniently located near the Fort Worth Stockyards. No HOA! This property presents a great opportunity for investors or buyers looking to add their personal touch, with strong rental potential. Selling as-is.

2. 2026-05-01
   price $165,000 293-char remark

   Show marketing remark (293 chars)

   Charming 3-bedroom, 1-bath home offering approximately 1,200 sq ft of living space, conveniently located near the Fort Worth Stockyards. No HOA! This property presents a great opportunity for investors or buyers looking to add their personal touch, with strong rental potential. Selling as-is.

3. 2026-04-24
   price $170,000 293-char remark

   Show marketing remark (293 chars)

   Charming 3-bedroom, 1-bath home offering approximately 1,200 sq ft of living space, conveniently located near the Fort Worth Stockyards. No HOA! This property presents a great opportunity for investors or buyers looking to add their personal touch, with strong rental potential. Selling as-is.

4. 2026-04-01
   listed $175,000 Active 293-char remark

   Show marketing remark (293 chars)

   Charming 3-bedroom, 1-bath home offering approximately 1,200 sq ft of living space, conveniently located near the Fort Worth Stockyards. No HOA! This property presents a great opportunity for investors or buyers looking to add their personal touch, with strong rental potential. Selling as-is.

5. 2013-01-02
   soldstatus
6. 2012-12-31
   soldstatus Closed 402-char remark

   Show marketing remark (402 chars)

   This 1926 charming home sits on an oversized lot with a private backyard entry and 2 storage sheds. The inside boasts an open floor plan with restained original hardwood floors. 2012 remodeling consists of new kitchen with dark cabinetry, new stove to be installed upon execution of offer, new bathroom, electrical, paint, carpet and restained hardwood floors. This home DOES have Central Air and Heat.

7. 2012-12-27
   status Pending 402-char remark

   Show marketing remark (402 chars)

   This 1926 charming home sits on an oversized lot with a private backyard entry and 2 storage sheds. The inside boasts an open floor plan with restained original hardwood floors. 2012 remodeling consists of new kitchen with dark cabinetry, new stove to be installed upon execution of offer, new bathroom, electrical, paint, carpet and restained hardwood floors. This home DOES have Central Air and Heat.

8. 2012-11-27
   status Active 402-char remark

   Show marketing remark (402 chars)

   This 1926 charming home sits on an oversized lot with a private backyard entry and 2 storage sheds. The inside boasts an open floor plan with restained original hardwood floors. 2012 remodeling consists of new kitchen with dark cabinetry, new stove to be installed upon execution of offer, new bathroom, electrical, paint, carpet and restained hardwood floors. This home DOES have Central Air and Heat.

9. 2012-11-25
   status Pending 402-char remark

   Show marketing remark (402 chars)

   This 1926 charming home sits on an oversized lot with a private backyard entry and 2 storage sheds. The inside boasts an open floor plan with restained original hardwood floors. 2012 remodeling consists of new kitchen with dark cabinetry, new stove to be installed upon execution of offer, new bathroom, electrical, paint, carpet and restained hardwood floors. This home DOES have Central Air and Heat.

10. 2012-11-19
    historical Active Option Contract 402-char remark

    Show marketing remark (402 chars)

    This 1926 charming home sits on an oversized lot with a private backyard entry and 2 storage sheds. The inside boasts an open floor plan with restained original hardwood floors. 2012 remodeling consists of new kitchen with dark cabinetry, new stove to be installed upon execution of offer, new bathroom, electrical, paint, carpet and restained hardwood floors. This home DOES have Central Air and Heat.

11. 2012-11-19
    status Pending 402-char remark

    Show marketing remark (402 chars)

    This 1926 charming home sits on an oversized lot with a private backyard entry and 2 storage sheds. The inside boasts an open floor plan with restained original hardwood floors. 2012 remodeling consists of new kitchen with dark cabinetry, new stove to be installed upon execution of offer, new bathroom, electrical, paint, carpet and restained hardwood floors. This home DOES have Central Air and Heat.

12. 2012-10-27
    listed $65,000 Active 402-char remark

    Show marketing remark (402 chars)

    This 1926 charming home sits on an oversized lot with a private backyard entry and 2 storage sheds. The inside boasts an open floor plan with restained original hardwood floors. 2012 remodeling consists of new kitchen with dark cabinetry, new stove to be installed upon execution of offer, new bathroom, electrical, paint, carpet and restained hardwood floors. This home DOES have Central Air and Heat.

13. 2012-10-22
    historical
14. 2012-10-01
    status Active
15. 2012-09-12
    historical
16. 2012-09-12
    listed $64,000
17. 2011-12-12
    soldstatus
18. 2011-08-25
    historical
19. 2011-06-07
    listed $42,000 Active
20. 1976-06-09
    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: $2,811 · $234/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$117/yr (+$10/mo · 4.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $18,681
• − Mortgage interest: −$8,962
• − Property taxes: −$2,811
• − Insurance: −$800
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$4,655
• Taxable loss: −$1,535
• Est. tax savings @ 24.0%: +$369
• After-tax cash flow: $1,447/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): 35,946
• Household income: $55,431
• Rent vs Own: 51.6% rent · 48.4% own
• Severe rent burden: 1539.0

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: Predominantly Hispanic (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 30% White 9% Black 9% Asian 1%
• Hispanic origin (detail): Mexican 71%
• Common ancestry: Ukrainian 1%
• Foreign-born: 33% · Canada
• Languages at home: 30% English-only · Spanish 66% Other Indo-European 1% Arabic 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: ▼ -24.42%
• Current HPI: 329.4589
• Rent YoY: ▼ -1.02%
• 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

+281.0% since first listed

20 events — show timeline

• 2026-05-12 Price Changed $160,000 NTREIS
• 2026-05-01 Price Changed $165,000 NTREIS
• 2026-04-24 Price Changed $170,000 NTREIS
• 2026-04-01 Listed $175,000 NTREIS
• 2013-01-02 Sold (Public Records) — Public Records
• 2012-12-31 Sold (MLS) — NTREIS
• 2012-12-27 Pending — NTREIS
• 2012-11-27 Relisted — NTREIS
• 2012-11-25 Pending — NTREIS
• 2012-11-19 Contingent — NTREIS
• 2012-11-19 Pending — NTREIS
• 2012-10-27 Listed $65,000 NTREIS
• 2012-10-22 Listing Removed — NTREIS
• 2012-10-01 Relisted — NTREIS
• 2012-09-12 Listed $64,000 NTREIS
• 2012-09-12 Listing Removed — NTREIS
• 2011-12-12 Sold (Public Records) — Public Records
• 2011-08-25 Listing Removed — NTREIS
• 2011-06-07 Listed $42,000 NTREIS
• 1976-06-09 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,811 · +7.3% YoY. Source: county tax records.