4613 Emerson St · Fort Worth, TX 76119

$160,000

4 bd · 2.0 ba · 1,700 sqft · SingleFamily public records · 35 Days on market

Built 1960 7,754 sqft lot $94/sqft · 30% below area Est $230k · 30% 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 +18.8/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• DSCR +5.9/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on Market Buyer Could Not Qualify! Charming Home in Fort Worth with great curb appeal! Laminate flooring throughout most of the home. Refrigerator included! enjoy the huge covered patio in back, with sunroom attached as well. Large family or living room with brick fireplace, Newer roof replaced in 2018. 2 large storage sheds in rear. Security System. This home is a Charmer!

Key facts

• Laminate flooring
• Sizable backyard
• Brick fireplace

Tags

• LAMINATE FLOORING
• BRICK FIREPLACE
• CONVERTED GARAGE
• LARGE COVERED PATIO
• ATTACHED SUNROOM
• SIZABLE BACKYARD

Property features AI

Finance

• Other: Smart home features present
• Financial info: Listing terms include Cash and Conventional; Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Converted garage
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: City water; City sewer; Natural gas available; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Brick construction; Shingle roof; Slab foundation; Built in 1960; Preowned
• Exterior features: Lot less than 0.5 acre; Subdivision: Eastwood Terrace Add; Directions provided to property

Interior

• Kitchen: Built-in gas range; Gas oven; Gas range; Dishwasher; Disposal; Microwave
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on main level with built-in cabinets and linen closet in primary bathroom
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: High-speed internet available; 10 total rooms; One living area; One dining area; Wood-burning fireplace
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: A M Pate El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 356 students, 99% FRL) — zoned schools average 99% FRL vs 73% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.6%/yr); 187 active listings in the ZIP; 23 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).
• This rent runs 42% of the median local income ($51k/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 35 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago; this cycle's ask has dropped $35k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• 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 35 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.11% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.31%
• DSCR: 1.19
• GRM: 7.5

CMA / ARV

• ARV (median comp): $229,613
• List price: $160,000
• Delta: -30.32%
• 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
4613 Emerson St	0.00mi	3/2.0 (-1)	1,700 (0%)	0mo	$160,000	$94	95
3401 S Hughes Ave	0.14mi	4/2.0	1,766 (+4%)	3mo	$359,000	$203	85
3913 Pate Dr	0.44mi	4/2.0	1,614 (-5%)	3mo	$245,000	$152	68
4754 Ramey Ave	0.71mi	4/2.0	1,723 (+1%)	3mo	$359,000	$208	62
5048 Cottey St	0.65mi	3/2.5 (-1)	1,700 (0%)	6mo	$339,900	$200	58
4025 Eastland St	0.63mi	4/2.0	1,800 (+6%)	4mo	$214,000	$119	58
4824 Sunshine Dr	0.65mi	3/2.0 (-1)	1,564 (-8%)	0mo	$289,000	$185	51
3918 Miller Ave	0.61mi	4/2.0	1,500 (-12%)	2mo	$235,000	$157	50
3308 Donalee St	0.73mi	3/2.5 (-1)	1,810 (+6%)	0mo	$215,000	$119	48
4117 Wiman Dr	0.53mi	3/2.5 (-1)	1,513 (-11%)	3mo	$115,000	$76	47
3008 Walker St	0.65mi	4/3.0	1,882 (+11%)	4mo	$330,000	$175	44
4249 Crenshaw Ave	0.62mi	3/2.0 (-1)	1,456 (-14%)	4mo	$234,900	$161	39

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: -13.3%
• Equity multiple: 0.54×
• Total profit: $-20,786
• Equity at exit: $23,857

10-year hold

• IRR: -10.7%
• Equity multiple: 0.45×
• Total profit: $-24,598
• 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 76119

• Home prices YoY: -6.4%
• Rents YoY: -1.6%
• Active inventory: 187
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,778 high
• Mortgage (P&I): −$839
• Tax from tax record: −$338 /mo · $4,057/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $161

Break-even live

Break-even rent $1,574

Max offer price $160,000

Occupancy floor 86%

Sensitivity live

Price	-10% $251	-5% $206	+0% $161	+5% $115	+10% $70
Rent	-10% $20	-5% $91	+0% $161	+5% $231	+10% $301
Rate	-1.0pp $241	-0.5pp $201	base $161	+0.5pp $119	+1.0pp $77

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 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3983 Griggs Ct Fort Worth, TX	3.0	1.0	1062	$1,500	$1.41	0d	1	0.43mi
5055 Virgil St Fort Worth, TX	3.0	2.0	1089	$1,650	$1.52	25d	1	0.47mi
4336 Jana Dr Fort Worth, TX	3.0	1.0	1070	$1,650	$1.54	5d	1	0.49mi
4217 Wilhelm St Fort Worth, TX	3.0	2.0	1380	$1,650	$1.20	45d	1	0.56mi
2500 S Edgewood Ter Fort Worth, TX	1.0–3.0	1.0–2.5	1123	$1,895	$1.69	3d	34	0.74mi
4312 Lorin Ave Fort Worth, TX	4.0	2.0	1230	$2,000	$1.63	45d	1	0.74mi
2302 Coleman Ave Fort Worth, TX	3.0	2.0	1960	$1,550	$0.79	45d	1	0.88mi
2701 Vogt St Fort Worth, TX	3.0	2.0	1090	$1,475	$1.35	15d	1	1.01mi
5328 Carol Ave Fort Worth, TX	4.0	2.0	1230	$2,100	$1.71	45d	1	1.01mi
3865 Stalcup Rd Fort Worth, TX	3.0	2.0	1090	$1,800	$1.65	0d	1	1.05mi
4929 Willie St Fort Worth, TX	3.0	2.0	1386	$1,650	$1.19	5d	1	1.20mi
4929 Willie St Fort Worth, TX	3.0	2.0	1386	$1,650	$1.19	0d	1	1.20mi
3816 Avenue N Fort Worth, TX	3.0	1.0	1108	$1,550	$1.40	6d	1	1.20mi
3700 Radford Rd Fort Worth, TX	3.0	2.0	1124	$1,650	$1.47	14d	1	1.21mi
3700 Radford Rd Fort Worth, TX	3.0	2.0	1124	$1,650	$1.47	25d	1	1.21mi
3731 Avenue M Unit M Fort Worth, TX	3.0	2.0	1425	$1,900	$1.33	23d	1	1.32mi
5712 Whittlesey Rd Fort Worth, TX	4.0	2.0	1610	$2,000	$1.24	45d	1	1.41mi
4514 Erath St Fort Worth, TX	4.0	2.0	1536	$1,850	$1.20	45d	1	1.41mi
3211 Montague St Fort Worth, TX	3.0	2.0	1460	$1,999	$1.37	45d	1	1.46mi
3921 Avenue H Unit H Fort Worth, TX	3.0	2.0	1064	$1,550	$1.46	7d	1	1.47mi
5818 Grayson St Unit 5818 Fort Worth, TX	3.0	2.5	1400	$2,000	$1.43	20d	1	1.48mi
5820 Grayson St Fort Worth, TX	3.0	2.5	1417	$1,895	$1.34	45d	1	1.48mi
5636 Lester Granger Dr Fort Worth, TX	3.0	2.0	1300	$1,495	$1.15	25d	1	1.48mi

Listing history 26 events

1. 2026-06-10
   status $160,000 Pending 35 DOM
2. 2026-06-09
   days on market $160,000 Active Option Contract 35 DOM
3. 2026-06-08
   days on market $160,000 Active Option Contract 34 DOM
4. 2026-06-07
   days on market $160,000 Active Option Contract 33 DOM
5. 2026-06-04
   days on market $160,000 Active Option Contract 30 DOM
6. 2026-06-03
   days on market $160,000 Active Option Contract 29 DOM
7. 2026-06-02
   statusdays on market $160,000 Active Option Contract 28 DOM
8. 2026-06-01
   days on market $160,000 Active 27 DOM
9. 2026-05-31
   pricedays on market $160,000 Active 26 DOM
10. 2026-05-11
    historical Active Option Contract 1035-char remark
11. 2026-05-05
    listed $195,000 Active 1035-char remark
12. 2020-05-01
    soldstatus
13. 2020-04-30
    soldstatus Sold 381-char remark

    Show marketing remark (381 chars)

    Back on Market Buyer Could Not Qualify! Charming Home in Fort Worth with great curb appeal! Laminate flooring throughout most of the home. Refrigerator included! enjoy the huge covered patio in back, with sunroom attached as well. Large family or living room with brick fireplace, Newer roof replaced in 2018. 2 large storage sheds in rear. Security System. This home is a Charmer!

14. 2020-04-03
    status Pending 381-char remark

    Show marketing remark (381 chars)

    Back on Market Buyer Could Not Qualify! Charming Home in Fort Worth with great curb appeal! Laminate flooring throughout most of the home. Refrigerator included! enjoy the huge covered patio in back, with sunroom attached as well. Large family or living room with brick fireplace, Newer roof replaced in 2018. 2 large storage sheds in rear. Security System. This home is a Charmer!

15. 2020-03-30
    historical Active Option Contract 381-char remark

    Show marketing remark (381 chars)

    Back on Market Buyer Could Not Qualify! Charming Home in Fort Worth with great curb appeal! Laminate flooring throughout most of the home. Refrigerator included! enjoy the huge covered patio in back, with sunroom attached as well. Large family or living room with brick fireplace, Newer roof replaced in 2018. 2 large storage sheds in rear. Security System. This home is a Charmer!

16. 2020-03-20
    price $126,900 381-char remark

    Show marketing remark (381 chars)

    Back on Market Buyer Could Not Qualify! Charming Home in Fort Worth with great curb appeal! Laminate flooring throughout most of the home. Refrigerator included! enjoy the huge covered patio in back, with sunroom attached as well. Large family or living room with brick fireplace, Newer roof replaced in 2018. 2 large storage sheds in rear. Security System. This home is a Charmer!

17. 2020-03-18
    status Active 381-char remark

    Show marketing remark (381 chars)

    Back on Market Buyer Could Not Qualify! Charming Home in Fort Worth with great curb appeal! Laminate flooring throughout most of the home. Refrigerator included! enjoy the huge covered patio in back, with sunroom attached as well. Large family or living room with brick fireplace, Newer roof replaced in 2018. 2 large storage sheds in rear. Security System. This home is a Charmer!

18. 2020-03-06
    status Pending 381-char remark

    Show marketing remark (381 chars)

    Back on Market Buyer Could Not Qualify! Charming Home in Fort Worth with great curb appeal! Laminate flooring throughout most of the home. Refrigerator included! enjoy the huge covered patio in back, with sunroom attached as well. Large family or living room with brick fireplace, Newer roof replaced in 2018. 2 large storage sheds in rear. Security System. This home is a Charmer!

19. 2020-02-29
    historical Active Option Contract 381-char remark

    Show marketing remark (381 chars)

    Back on Market Buyer Could Not Qualify! Charming Home in Fort Worth with great curb appeal! Laminate flooring throughout most of the home. Refrigerator included! enjoy the huge covered patio in back, with sunroom attached as well. Large family or living room with brick fireplace, Newer roof replaced in 2018. 2 large storage sheds in rear. Security System. This home is a Charmer!

20. 2020-02-18
    listed $129,000 Active 381-char remark

    Show marketing remark (381 chars)

    Back on Market Buyer Could Not Qualify! Charming Home in Fort Worth with great curb appeal! Laminate flooring throughout most of the home. Refrigerator included! enjoy the huge covered patio in back, with sunroom attached as well. Large family or living room with brick fireplace, Newer roof replaced in 2018. 2 large storage sheds in rear. Security System. This home is a Charmer!

21. 2020-02-03
    soldstatus
22. 2020-02-03
    soldstatus
23. 2009-12-15
    soldstatus

    Show marketing remark (262 chars)

    Highest and best submitted by 5pm on 11-9-09. No offers accepted after that. Four bedroom two bathroom home located in established neighborhood. Property features:two living areas, spacious backyard, wood burning fireplace and ceiling fans. Property sold as is.

24. 2009-12-05
    historical

    Show marketing remark (262 chars)

    Highest and best submitted by 5pm on 11-9-09. No offers accepted after that. Four bedroom two bathroom home located in established neighborhood. Property features:two living areas, spacious backyard, wood burning fireplace and ceiling fans. Property sold as is.

25. 2009-09-29
    listed $27,900

    Show marketing remark (262 chars)

    Highest and best submitted by 5pm on 11-9-09. No offers accepted after that. Four bedroom two bathroom home located in established neighborhood. Property features:two living areas, spacious backyard, wood burning fireplace and ceiling fans. Property sold as is.

26. 1999-10-13
    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: $4,057 · $338/mo
• Projected year-2 tax: $4,057 · $338/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 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: $21,335
• − Mortgage interest: −$8,962
• − Property taxes: −$4,057
• − Insurance: −$800
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$4,655
• Taxable loss: −$552
• Est. tax savings @ 24.0%: +$133
• After-tax cash flow: $2,062/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): 52,974
• Household income: $51,267
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 2221.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 51% Black 36% Two or more races 26% White 8% Asian 3%
• Hispanic origin (detail): Mexican 44%
• Foreign-born: 25% · Canada, Philippines
• Languages at home: 54% English-only · Spanish 42% Other Indo-European 2% Other Asian/Pacific 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: ▼ -23.04%
• Current HPI: 336.7941
• Rent YoY: ▼ -1.61%
• 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

+473.5% since first listed

24 events — show timeline

• 2026-06-17 Sold (MLS) — NTREIS
• 2026-06-09 Pending — NTREIS
• 2026-06-04 Contingent — NTREIS
• 2026-06-04 Relisted — NTREIS
• 2026-06-02 Contingent — NTREIS
• 2026-05-31 Price Changed $160,000 NTREIS
• 2026-05-20 Relisted — NTREIS
• 2026-05-11 Contingent — NTREIS
• 2026-05-05 Listed $195,000 NTREIS
• 2020-05-01 Sold (Public Records) — Public Records
• 2020-04-30 Sold (MLS) — NTREIS
• 2020-04-03 Pending — NTREIS
• 2020-03-30 Contingent — NTREIS
• 2020-03-20 Price Changed $126,900 NTREIS
• 2020-03-18 Relisted — NTREIS
• 2020-03-06 Pending — NTREIS
• 2020-02-29 Contingent — NTREIS
• 2020-02-18 Listed $129,000 NTREIS
• 2020-02-03 Sold (Public Records) — Public Records
• 2020-02-03 Sold (Public Records) — Public Records
• 2009-12-15 Sold (MLS) — NTREIS
• 2009-12-05 Listing Removed — NTREIS
• 2009-09-29 Listed $27,900 NTREIS
• 1999-10-13 Sold (Public Records) — Public Records

Property tax history

+8.0%/yr

Latest (2025): $4,057 · -2.4% YoY. Source: county tax records.