924 E Leuda St · Fort Worth, TX 76104

$235,000

3 bd · 2.0 ba · 1,492 sqft · SingleFamily public records · 10 Days on market

Built 1924 4,617 sqft lot Est $273k · 14% 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 +16.6/30.0
• ARV discount +13.8/15.0
• DSCR +5.2/10.0
• 1% rule +4.1/10.0
• 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 MLS

Back on the market, buyer did not close. Nice 3-2 bank owned home being sold as is. Fresh flooring just installed & fresh paint throughout. Some updating to the baths, front bedroom has sitting area & entrance to the front porch. No kitchen range nor ac compressor. Extra long paved drive to the large backyard. Kitchen cabinets & counters were replaced by previous owner. Don't hesitate on this one. Cash offer please

Key facts

• Brand-new roof
• 4,617 sq ft lot
• Built 1924

Tags

• BRAND-NEW ROOF

Property features AI

Finance

• Other: Property marketed For Sale with Exclusive Right To Sell listing agreement
• Financial info: Listing accepts Cash, Conventional, FHA, FHA-203K, VA Loan and other financing; No second mortgage reported
• HOA & community: No HOA (no association)

Exterior

• Parking: Concrete driveway with direct access; No covered or carport spaces reported
• Security: No security details provided
• Utilities: Utilities described as 'Other'; No municipal utility district
• Home design: Single-family residence; Residential property; One story
• Construction: Built in 1924
• Exterior features: Lot smaller than 0.5 acre (approximately 0.106 acre); Subdivision: Union Depot Add; Please use GPS for directions

Interior

• Kitchen: Other appliances included
• Bedrooms: Primary bedroom on level 1 (12 x 11); Bedroom on level 1 (10 x 11); Bedroom on level 1 (12 x 13)
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating or cooling details provided
• Interior features: Built-in features; One living area; One dining area; Total of 4 rooms
• Laundry & utility: No specific laundry or utility details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/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 $215k (8.6% below list).
• Recommended offer: $215k (8.6% below list) — sets the bar for 1% rule.
• 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: 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: Van Zandt-Guinn El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 338 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; 176 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 42% of the median local income ($62k/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 $2k of loan paydown is wiped out by about $7k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 21y 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: built in 1924 — 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 $214,685 (8.6% below list)

Questions for the listing agent

1. Built in 1924 — 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: 0.91% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.61%
• DSCR: 1.12
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $273,036
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1237 E Terrell Ave	0.37mi	3/2.0	1,506 (+1%)	5mo	$205,000	$136	78
1402 Driess St	0.52mi	3/2.0	1,450 (-3%)	1mo	$295,000	$203	70
1116 E Hattie St	0.22mi	3/2.0	1,334 (-11%)	3mo	$225,000	$169	69
1332 Driess St	0.48mi	3/2.0	1,565 (+5%)	2mo	$240,000	$153	68
1006 E Allen Ave	0.72mi	3/2.0	1,504 (+1%)	2mo	$305,000	$203	64
1125 E Humbolt St	0.27mi	4/2.0 (+1)	1,630 (+9%)	5mo	$299,000	$183	63
1429 Missouri Ave	0.58mi	3/2.0	1,409 (-6%)	4mo	$275,000	$195	60
1411 E Terrell	0.50mi	4/2.0 (+1)	1,585 (+6%)	8mo	$285,000	$180	54
1421 South Fwy	0.58mi	3/1.0	1,398 (-6%)	7mo	$95,000	$68	52
1320 E Morphy St	0.71mi	4/2.0 (+1)	1,536 (+3%)	6mo	$230,000	$150	52
1615 E Hattie St	0.61mi	3/2.0	1,289 (-14%)	4mo	$260,000	$202	45
1454 Avenue Ave E	0.66mi	3/2.0	1,314 (-12%)	6mo	$242,900	$185	44

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: -15.4%
• Equity multiple: 0.47×
• Total profit: $-35,162
• Equity at exit: $35,039

10-year hold

• IRR: -12.7%
• Equity multiple: 0.35×
• Total profit: $-42,868
• Equity at exit: $20,319

Cash invested: $65,800 (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 76104

• Home prices YoY: -11.6%
• Rents YoY: 0.1%
• Active inventory: 176
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,147 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$223 /mo · $2,671/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $143

Break-even live

Break-even rent $1,966

Max offer price $235,000

Occupancy floor 88%

Sensitivity live

Price	-10% $276	-5% $210	+0% $143	+5% $77	+10% $10
Rent	-10% $-26	-5% $58	+0% $143	+5% $228	+10% $313
Rate	-1.0pp $262	-0.5pp $203	base $143	+0.5pp $82	+1.0pp $20

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1017 E Humbolt St Fort Worth, TX	2.0	2.0	1400	$1,550	$1.11	45d	1	0.15mi
921 E Hattie St Unit 1301587P Fort Worth, TX	3.0	3.0	1517	$4,175	$2.75	0d	1	0.15mi
1032 E Tucker St Fort Worth, TX	3.0	2.0	1796	$2,100	$1.17	17d	1	0.27mi
1057 E Oleander St Fort Worth, TX	3.0	2.5	1501	$2,435	$1.62	22d	1	0.34mi
1228 E Leuda St Fort Worth, TX	3.0	2.0	1388	$2,100	$1.51	45d	1	0.36mi
1332 Driess St Fort Worth, TX	3.0	2.0	1565	$1,850	$1.18	19d	1	0.47mi
220 E Broadway Ave Unit 257 Fort Worth, TX	2.0	2.0	1082	$1,944	$1.80	45d	1	0.51mi
220 E Broadway Ave Unit 2121 Fort Worth, TX	2.0	2.0	1151	$1,946	$1.69	5d	1	0.51mi
1016 Bryan Ave Unit 102 Fort Worth, TX	2.0	2.5	1400	$2,500	$1.79	26d	1	0.51mi
320 E Broadway Ave Fort Worth, TX	2.0	1.0–2.0	861	$2,089	$2.42	0d	29	0.52mi
650 S Main St Unit 707 Fort Worth, TX	2.0	2.0	1068	$1,619	$1.52	16d	1	0.55mi
650 S Main St Unit 510 Fort Worth, TX	2.0	2.0	1068	$1,614	$1.51	16d	1	0.55mi
612 Luxton St Unit 202 Fort Worth, TX	2.0	1.0	900	$1,095	$1.22	45d	1	0.55mi
1521 E Cannon St Fort Worth, TX	2.0	2.0	1140	$1,600	$1.40	45d	1	0.56mi
220 E Broadway Ave Fort Worth, TX	2.0	2.0	1228	$2,134	$1.74	26d	1	0.57mi
650 S Main St Fort Worth, TX	2.0	2.0	1257	$1,799	$1.43	16d	1	0.59mi
650 S Main St Fort Worth, TX	1.0–2.0	1.0–2.0	944	$1,799	$1.91	0d	23	0.59mi
1601 E Leuda St Fort Worth, TX	3.0	2.0	1197	$1,750	$1.46	45d	1	0.59mi
1511 Illinois Ave Fort Worth, TX	4.0	2.0	1800	$2,500	$1.39	45d	1	0.60mi
1310 Crawford St Fort Worth, TX	2.0	2.0	938	$1,393	$1.49	8d	1	0.61mi
958 E Allen Ave Fort Worth, TX	3.0	3.0	1568	$4,300	$2.74	45d	1	0.70mi
218 W Broadway Ave Fort Worth, TX	2.0	1.0–2.0	848	$2,583	$3.04	0d	20	0.71mi
1015 S Jennings Ave Unit 1048 Fort Worth, TX	3.0	2.0	1238	$1,699	$1.37	45d	1	0.72mi
1015 S Jennings Ave Unit 2121 Fort Worth, TX	2.0	2.0	986	$996	$1.01	5d	1	0.72mi
1015 S Jennings Ave Unit 3121 Fort Worth, TX	3.0	2.0	1238	$1,656	$1.34	21d	1	0.72mi
1015 S Jennings Ave Unit 1072 Fort Worth, TX	2.0	2.0	986	$1,269	$1.29	14d	1	0.72mi
1015 S Jennings Ave Unit 612 Fort Worth, TX	3.0	2.0	1238	$1,648	$1.33	0d	1	0.72mi
1501 Avenue E Fort Worth, TX	4.0	2.5	1650	$2,195	$1.33	17d	1	0.74mi
200 W Daggett Ave Fort Worth, TX	1.0–2.0	1.0–2.0	980	$2,146	$2.19	0d	11	0.74mi
309 W Daggett Ave Unit 205 Fort Worth, TX	2.0	2.0	1633	$3,950	$2.42	0d	1	0.75mi
315 W Magnolia Ave Fort Worth, TX	2.0	1.0–2.0	827	$2,118	$2.56	0d	43	0.79mi
501 W Rosedale St Fort Worth, TX	1.0–2.0	1.0–2.0	795	$1,990	$2.50	0d	19	0.81mi
400 S Jennings St Unit 457 Fort Worth, TX	2.0	2.0	1084	$1,513	$1.40	0d	1	0.85mi
120 Saint Louis Ave Fort Worth, TX	1.0–2.0	1.0–2.0	1106	$2,022	$1.83	45d	7	0.87mi
401 Hemphill St Unit 438 Fort Worth, TX	2.0	2.0	1085	$1,989	$1.83	0d	1	0.88mi
1605 E Morphy St Fort Worth, TX	3.0	2.0	1090	$1,425	$1.31	4d	1	0.90mi
221 W Lancaster Ave Fort Worth, TX	1.0–2.0	1.0–2.0	1122	$1,975	$1.76	8d	5	0.95mi
823 E Arlington Ave Fort Worth, TX	4.0	2.5	1720	$2,350	$1.37	26d	1	0.96mi
1516 E Maddox Ave Fort Worth, TX	3.0	2.0	1485	$1,895	$1.28	24d	1	0.97mi
1016 E Arlington Ave Unit C Fort Worth, TX	2.0	1.0	918	$995	$1.08	18d	1	1.00mi

Listing history 7 events

1. 2026-06-21
   days on market $235,000 Active 10 DOM
2. 2026-06-18
   days on market $235,000 Active 7 DOM
3. 2026-06-17
   days on market $235,000 Active 6 DOM
4. 2026-06-16
   days on market $235,000 Active 5 DOM
5. 2026-06-15
   days on market $235,000 Active 4 DOM
6. 2026-06-13
   remarks 400-char remark
7. 2026-06-13
   listed $235,000 Active 2 DOM

ⓘ 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: $2,671 · $223/mo
• Projected year-2 tax: $4,300 · $358/mo
• Expected delta: +$1,630/yr (+$136/mo · 61.0%)

ⓘ 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 · 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: $25,762
• − Mortgage interest: −$13,164
• − Property taxes: −$2,671
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − Depreciation: −$6,836
• Taxable loss: −$2,205
• Est. tax savings @ 24.0%: +$529
• After-tax cash flow: $2,247/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

+770.4% since first listed

11 events — show timeline

• 2026-06-11 Listed $235,000 NTREIS
• 2012-01-26 Sold (MLS) — NTREIS
• 2012-01-16 Pending — NTREIS
• 2011-11-23 Relisted — NTREIS
• 2011-10-03 Pending — NTREIS
• 2011-08-24 Price Changed $31,500 NTREIS
• 2011-08-12 Listed $35,900 NTREIS
• 2006-11-30 Sold (MLS) — NTREIS
• 2006-06-12 Listing Removed — NTREIS
• 2005-08-26 Listed $27,000 NTREIS
• 2000-01-14 Sold (Public Records) — Public Records

Property tax history

+12.4%/yr

Latest (2025): $2,671 · -11.8% YoY. Source: county tax records.