4216 Hampshire Blvd · Fort Worth, TX 76103

$150,000

3 bd · 1.0 ba · 1,358 sqft · SingleFamily public records · 13 Days on market

Built 1941 0.26 ac lot Est $230k · 35% 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 +15.4/30.0
• ARV discount +15.0/15.0
• 1% rule +5.8/10.0
• DSCR +4.7/10.0
• 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

3 bedroom 1 bath home in Fort Worth. Detached garage, 2 carports. Investor Property.

Key facts

• 0.26 acre lot
• Garage
• Built 1941

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $59 ($704/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 6.8% 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: Sagamore Hill El (math 8% / reading 17%, grade F, #4,167 of 4,322 statewide, top 97%, 406 students, 94% FRL) — zoned schools average 94% FRL vs 73% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 46 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 32% of the median local income ($60k/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 $4k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% 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 $150,000

Questions for the listing agent

1. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.08% ✓
• Cap rate: 6.76%
• Cash-on-cash: 1.68%
• DSCR: 1.07
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $229,502
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4056 Hampshire Blvd	0.22mi	3/2.0	1,368 (+1%)	9mo	$245,000	$179	77
4305 Panola Ave	0.19mi	3/2.0	1,400 (+3%)	9mo	$194,999	$139	74
4133 Ave H	0.52mi	3/2.0	1,338 (-2%)	4mo	$252,500	$189	66
908 Clairemont Ave	0.35mi	3/1.5	1,243 (-8%)	7mo	$209,999	$169	62
2509 N Ayers Ave	0.75mi	3/1.0	1,352 (-0%)	6mo	$135,000	$100	59
1408 S Edgewood Ter	0.59mi	3/2.0	1,407 (+4%)	5mo	$309,900	$220	58
3916 Avenue H	0.63mi	4/2.0 (+1)	1,408 (+4%)	7mo	$159,000	$113	49
4204 Avenue H	0.50mi	3/2.0	1,173 (-14%)	6mo	$229,900	$196	45
1700 S Edgewood Ter	0.71mi	3/1.5	1,521 (+12%)	1mo	$225,000	$148	44
2612 Forby Ave	0.65mi	2/1.0 (-1)	1,196 (-12%)	2mo	$200,000	$167	44
1616 Lindsey St	0.72mi	4/2.0 (+1)	1,530 (+13%)	2mo	$329,900	$216	34
4509 Morris Ct	0.69mi	3/2.0	1,558 (+15%)	6mo	$249,000	$160	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.51×
• Total profit: $-20,432
• Equity at exit: $22,365

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-12,423
• Equity at exit: $12,969

Cash invested: $42,000 (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 76103

• Home prices YoY: -5.6%
• Active inventory: 46
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,618 high
• Mortgage (P&I): −$787
• Tax from tax record: −$371 /mo · $4,448/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $59

Break-even live

Break-even rent $1,544

Max offer price $150,000

Occupancy floor 91%

Sensitivity live

Price	-10% $144	-5% $101	+0% $59	+5% $16	+10% $-26
Rent	-10% $-69	-5% $-5	+0% $59	+5% $123	+10% $187
Rate	-1.0pp $134	-0.5pp $97	base $59	+0.5pp $20	+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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 Clairemont Ave Fort Worth, TX	2.0	1.0	936	$1,300	$1.39	45d	1	0.35mi
501 S Edgewood Ter Fort Worth, TX	1.0–2.0	1.0–2.0	887	$1,575	$1.77	14d	10	0.51mi
3921 Avenue H Unit H Fort Worth, TX	3.0	2.0	1064	$1,550	$1.46	8d	1	0.60mi
4761 E Lancaster Ave Fort Worth, TX	2.0	1.0	714	$1,500	$2.10	0d	8	0.71mi
2112 Ederville Rd S Fort Worth, TX	3.0	1.0	1344	$1,795	$1.34	18d	1	0.74mi
4909 E Lancaster Ave Fort Worth, TX	1.0–3.0	1.0–2.0	958	$2,225	$2.32	0d	12	0.81mi
4900 Morris Ave Fort Worth, TX	3.0	2.0	1248	$1,695	$1.36	8d	1	0.92mi
3731 Avenue M Unit M Fort Worth, TX	3.0	2.0	1425	$1,900	$1.33	24d	1	0.93mi
1007 Tierney Rd Unit 1007 Fort Worth, TX	2.0	1.0	1600	$1,250	$0.78	45d	1	0.97mi
3816 Avenue N Fort Worth, TX	3.0	1.0	1108	$1,550	$1.40	7d	1	0.99mi
1820 Oakland Blvd Fort Worth, TX	2.0	1.0	1224	$1,775	$1.45	45d	1	1.01mi
4929 Willie St Fort Worth, TX	3.0	2.0	1386	$1,650	$1.19	6d	1	1.05mi
4929 Willie St Fort Worth, TX	3.0	2.0	1386	$1,650	$1.19	0d	1	1.05mi
5200 E Lancaster Ave Fort Worth, TX	1.0–2.0	1.0–2.0	799	$1,575	$1.97	0d	12	1.08mi
4312 Lorin Ave Fort Worth, TX	4.0	2.0	1230	$2,000	$1.63	45d	1	1.09mi
2500 S Edgewood Ter Fort Worth, TX	1.0–3.0	1.0–2.5	1123	$1,895	$1.69	3d	34	1.09mi
3302 Avenue H Unit 3300 Fort Worth, TX	2.0	1.0	1050	$1,150	$1.10	45d	1	1.10mi
3300 Avenue H Fort Worth, TX	2.0	1.0	1050	$1,150	$1.10	45d	1	1.11mi
2701 Vogt St Fort Worth, TX	3.0	2.0	1090	$1,475	$1.35	16d	1	1.19mi
3100 Avenue G Unit G Fort Worth, TX	2.0	1.0	1000	$850	$0.85	14d	1	1.24mi
3100 Avenue G Unit 200 Fort Worth, TX	2.0	1.0	1000	$750	$0.75	14d	1	1.24mi
3140 View St Fort Worth, TX	3.0	1.0	1578	$2,000	$1.27	45d	1	1.24mi
5308 Norma St Fort Worth, TX	2.0	2.0	1175	$1,350	$1.15	8d	1	1.33mi
5317 Purington Ave Fort Worth, TX	2.0	1.0	1363	$1,495	$1.10	0d	1	1.33mi
2128 R. W. Bivens Ln Fort Worth, TX	3.0	2.0	1045	$1,615	$1.55	16d	1	1.41mi
2909 Avenue K Fort Worth, TX	3.0	2.0	1490	$700	$0.47	45d	1	1.44mi
2912 Avenue K Fort Worth, TX	3.0	1.5	1200	$1,600	$1.33	45d	1	1.45mi
2839 Avenue J Unit J Fort Worth, TX	3.0	1.5	1000	$1,455	$1.46	26d	1	1.45mi
2837 Avenue J Unit J Fort Worth, TX	3.0	1.5	1000	$1,455	$1.46	26d	1	1.45mi
5433 Purington Ave Fort Worth, TX	3.0	1.0	1168	$1,850	$1.58	17d	1	1.46mi
1810 Wiseman Ave Fort Worth, TX	3.0	2.0	1000	$1,500	$1.50	45d	1	1.47mi
4413 Menzer Rd Fort Worth, TX	3.0	2.0	1430	$2,050	$1.43	8d	1	1.47mi

Listing history 3 events

1. 2024-03-18
   status Pending
2. 2024-03-07
   historical Active Option Contract
3. 2024-03-04
   listed $150,000 Active

ⓘ 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: $4,448 · $371/mo
• Projected year-2 tax: $4,448 · $371/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 5/10 Major 26% 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: $19,420
• − Mortgage interest: −$8,402
• − Property taxes: −$4,448
• − Insurance: −$750
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$4,364
• Taxable loss: −$1,651
• Est. tax savings @ 24.0%: +$396
• After-tax cash flow: $1,101/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): 15,975
• Household income: $60,172
• Rent vs Own: 38.5% rent · 61.5% own
• Severe rent burden: 466.0

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 0.57)
• Race & ethnicity: Hispanic / Latino 60% Two or more races 31% White 21% Black 16% Native American 1%
• Hispanic origin (detail): Mexican 47%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 24% · Canada
• Languages at home: 52% English-only · Spanish 46% French/Haitian/Cajun 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: ▼ -18.72%
• Current HPI: 315.0201
• Rent YoY: —
• 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

3 events — show timeline

• 2024-03-18 Pending — NTREIS
• 2024-03-07 Contingent — NTREIS
• 2024-03-04 Listed $150,000 NTREIS

Property tax history

+10.3%/yr

Latest (2025): $4,448 · +144.4% YoY. Source: county tax records.