4813 Dorsey St · Forest Hill, TX 76119

$155,000

3 bd · 1.0 ba · 916 sqft · SingleFamily public records · 77 Days on market

Built 1959 6,882 sqft lot $169/sqft · 20% below area Est $195k · 20% under ↓ 9% since listing

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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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.8/10.0
• Livability +3.4/5.0
• 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

Looking for your next project? 4813 Dorsey offers the perfect opportunity to roll up your sleeves and create something special. This 3-bedroom, 1.5-bath home may need some updating, but the bones are there and the possibilities are wide open. Enjoy a covered patio area for outdoor relaxation, plus a great backyard shed for storage or workspace. Its convenient location near major highways makes commuting simple while still offering the feel of an established neighborhood. With the right touch, this home could truly shine—don’t miss the chance to make it your own or add it to your investment portfolio.

Key facts

• Backyard shed
• Convenient location
• Covered patio area

Tags

• COVERED PATIO AREA
• BACKYARD SHED
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $168 ($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 $152k (1.8% below list).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.6% in Forest Hill — 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 67/100 on livability (#582 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute 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 (-1.6%/yr); 186 active listings in the ZIP; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 36% 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 77 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; 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 1959 — 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 $145,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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 F-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. 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: 0.98% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.63%
• DSCR: 1.21
• GRM: 8.5

CMA / ARV

• ARV (median comp): $194,863
• List price: $155,000
• Delta: -20.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4821 Dorsey St	0.02mi	3/1.5	912 (-0%)	12mo	$194,500	$213	86
4301 Burly St	0.68mi	3/1.0	894 (-2%)	19mo	$200,000	$224	49
6804 Oak Crest Dr E	0.75mi	3/1.0	960 (+5%)	22mo	$175,000	$182	39
4229 Burly St	0.70mi	3/2.0	1,046 (+14%)	23mo	$245,000	$234	20

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: -12.4%
• Equity multiple: 0.56×
• Total profit: $-18,900
• Equity at exit: $23,111

10-year hold

• IRR: -8.5%
• Equity multiple: 0.54×
• Total profit: $-19,946
• Equity at exit: $13,402

Cash invested: $43,400 (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: 186
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,522 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$157 /mo · $1,889/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $168

Break-even live

Break-even rent $1,310

Max offer price $155,000

Occupancy floor 84%

Sensitivity live

Price	-10% $255	-5% $212	+0% $168	+5% $124	+10% $80
Rent	-10% $47	-5% $108	+0% $168	+5% $228	+10% $288
Rate	-1.0pp $246	-0.5pp $207	base $168	+0.5pp $127	+1.0pp $87

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-08
   status Active 619-char remark

   Show marketing remark (619 chars)

   Looking for your next project? 4813 Dorsey offers the perfect opportunity to roll up your sleeves and create something special. This 3-bedroom, 1.5-bath home may need some updating, but the bones are there and the possibilities are wide open. Enjoy a covered patio area for outdoor relaxation, plus a great backyard shed for storage or workspace. Its convenient location near major highways makes commuting simple while still offering the feel of an established neighborhood. With the right touch, this home could truly shine—don’t miss the chance to make it your own or add it to your investment portfolio.

2. 2026-04-30
   historical Active Option Contract 619-char remark

   Show marketing remark (619 chars)

   Looking for your next project? 4813 Dorsey offers the perfect opportunity to roll up your sleeves and create something special. This 3-bedroom, 1.5-bath home may need some updating, but the bones are there and the possibilities are wide open. Enjoy a covered patio area for outdoor relaxation, plus a great backyard shed for storage or workspace. Its convenient location near major highways makes commuting simple while still offering the feel of an established neighborhood. With the right touch, this home could truly shine—don’t miss the chance to make it your own or add it to your investment portfolio.

3. 2026-04-19
   price $155,000 619-char remark

   Show marketing remark (619 chars)

   Looking for your next project? 4813 Dorsey offers the perfect opportunity to roll up your sleeves and create something special. This 3-bedroom, 1.5-bath home may need some updating, but the bones are there and the possibilities are wide open. Enjoy a covered patio area for outdoor relaxation, plus a great backyard shed for storage or workspace. Its convenient location near major highways makes commuting simple while still offering the feel of an established neighborhood. With the right touch, this home could truly shine—don’t miss the chance to make it your own or add it to your investment portfolio.

4. 2026-04-19
   status Active 619-char remark

   Show marketing remark (619 chars)

   Looking for your next project? 4813 Dorsey offers the perfect opportunity to roll up your sleeves and create something special. This 3-bedroom, 1.5-bath home may need some updating, but the bones are there and the possibilities are wide open. Enjoy a covered patio area for outdoor relaxation, plus a great backyard shed for storage or workspace. Its convenient location near major highways makes commuting simple while still offering the feel of an established neighborhood. With the right touch, this home could truly shine—don’t miss the chance to make it your own or add it to your investment portfolio.

5. 2026-04-16
   historical Active Option Contract 619-char remark

   Show marketing remark (619 chars)

   Looking for your next project? 4813 Dorsey offers the perfect opportunity to roll up your sleeves and create something special. This 3-bedroom, 1.5-bath home may need some updating, but the bones are there and the possibilities are wide open. Enjoy a covered patio area for outdoor relaxation, plus a great backyard shed for storage or workspace. Its convenient location near major highways makes commuting simple while still offering the feel of an established neighborhood. With the right touch, this home could truly shine—don’t miss the chance to make it your own or add it to your investment portfolio.

6. 2026-03-24
   price $165,000 619-char remark

   Show marketing remark (619 chars)

   Looking for your next project? 4813 Dorsey offers the perfect opportunity to roll up your sleeves and create something special. This 3-bedroom, 1.5-bath home may need some updating, but the bones are there and the possibilities are wide open. Enjoy a covered patio area for outdoor relaxation, plus a great backyard shed for storage or workspace. Its convenient location near major highways makes commuting simple while still offering the feel of an established neighborhood. With the right touch, this home could truly shine—don’t miss the chance to make it your own or add it to your investment portfolio.

7. 2026-03-11
   listed $170,000 Active 619-char remark

   Show marketing remark (619 chars)

   Looking for your next project? 4813 Dorsey offers the perfect opportunity to roll up your sleeves and create something special. This 3-bedroom, 1.5-bath home may need some updating, but the bones are there and the possibilities are wide open. Enjoy a covered patio area for outdoor relaxation, plus a great backyard shed for storage or workspace. Its convenient location near major highways makes commuting simple while still offering the feel of an established neighborhood. With the right touch, this home could truly shine—don’t miss the chance to make it your own or add it to your investment portfolio.

ⓘ 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: $1,889 · $157/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$948/yr (+$79/mo · 50.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,265
• − Mortgage interest: −$8,682
• − Property taxes: −$1,889
• − Insurance: −$775
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$4,509
• Taxable loss: −$513
• Est. tax savings @ 24.0%: +$123
• After-tax cash flow: $2,135/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 — Forest Hill

• Score: 67/100
• State rank: #582
• US rank: #11106

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment F Housing A+ Health & safety B- User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forest Hill, TX
• County: Tarrant County · 2,033,669 people
• 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

-8.8% since first listed

7 events — show timeline

• 2026-05-08 Relisted — NTREIS
• 2026-04-30 Contingent — NTREIS
• 2026-04-19 Price Changed $155,000 NTREIS
• 2026-04-19 Relisted — NTREIS
• 2026-04-16 Contingent — NTREIS
• 2026-03-24 Price Changed $165,000 NTREIS
• 2026-03-11 Listed $170,000 NTREIS

Property tax history

+2.1%/yr

Latest (2025): $1,889 · +6.3% YoY. Source: county tax records.