1217 High St · Fort Worth, TX 76110

$145,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 123 Days on market

Built 1940 7,013 sqft lot $133/sqft · 38% below area Est $235k · 38% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL! BPO has been completed for a streamlined process. Fantastic opportunity in a high-demand Section 8 area with great potential for consistent cash flow. Property is Occupied on a month-to-month lease; occupants will convey with the property, and the Buyer will be responsible for all aspects of occupant vacancy post-closing. Selling As-Is strictly. This four bedroom home offers a functional layout with a spacious yard and convenient access to major roadways, schools, and nearby amenities. The property will need cosmetic updates, giving buyers an opportunity to customize or enhance it according to their plans. The home features a simple front elevation, off-street parking, and mature trees offering natural shade.

Key facts

• Spacious yard
• Convenient access
• Off-street parking

Tags

• SPACIOUS YARD
• OFF-STREET PARKING
• MATURE TREES
• CONVENIENT ACCESS

🏷️ Possibly a rental listed for sale. The $145,000 price doesn't fit this home's estimated sale value (~$235,246) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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 flat; 150 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 34% of the median local income ($70k/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.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 22% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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 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: 1.34% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.65%
• DSCR: 1.79
• GRM: 6.2

CMA / ARV

• ARV (median comp): $235,246
• List price: $145,000
• Delta: -38.36%
• 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
2725 Ryan Ave	0.55mi	2/1.5 (-1)	1,093 (+0%)	8mo	$309,900	$284	61
2900 Willing Ave	0.36mi	2/1.0 (-1)	1,020 (-7%)	11mo	$289,999	$284	58
2733 Livingston Ave	0.66mi	3/2.0	1,043 (-4%)	1mo	$239,000	$229	57
2916 Willing Ave	0.33mi	2/1.5 (-1)	996 (-9%)	7mo	$274,000	$275	57
3017 James Ave	0.40mi	2/1.0 (-1)	1,013 (-7%)	9mo	$215,000	$212	57
2700 Ryan Ave	0.61mi	2/2.0 (-1)	1,084 (-1%)	8mo	$298,921	$276	55
3301 Willing Ave	0.29mi	2/2.0 (-1)	1,248 (+14%)	0mo	$199,999	$160	54
3545 Ryan Ave	0.62mi	2/1.0 (-1)	1,160 (+6%)	8mo	$190,000	$164	49
3637 Travis Ave	0.73mi	2/1.0 (-1)	1,150 (+5%)	4mo	$137,000	$119	49
2737 Ryan Place Dr	0.46mi	2/1.0 (-1)	1,248 (+14%)	4mo	$299,999	$240	46
3617 Willing Ave	0.65mi	3/1.0	937 (-14%)	9mo	$209,900	$224	38
2720 Gordon Ave	0.74mi	2/1.0 (-1)	1,252 (+15%)	2mo	$249,000	$199	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 · 0.7% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.25×
• Total profit: $10,116
• Equity at exit: $21,620

10-year hold

• IRR: 13.9%
• Equity multiple: 2.00×
• Total profit: $40,472
• Equity at exit: $12,537

Cash invested: $40,600 (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 76110

• Rents YoY: 0.7%
• Active inventory: 150
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,949 high
• Mortgage (P&I): −$760
• Tax from tax record: −$121 /mo · $1,458/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $597

Break-even live

Break-even rent $1,193

Max offer price $145,000

Occupancy floor 64%

Sensitivity live

Price	-10% $679	-5% $638	+0% $597	+5% $556	+10% $515
Rent	-10% $443	-5% $520	+0% $597	+5% $674	+10% $751
Rate	-1.0pp $670	-0.5pp $634	base $597	+0.5pp $559	+1.0pp $521

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2939 S Adams St Fort Worth, TX	2.0	1.0	800	$1,195	$1.49	44d	1	0.23mi
3024 8th Ave Fort Worth, TX	3.0	1.0	1048	$1,699	$1.62	25d	1	0.38mi
3303 8th Ave Fort Worth, TX	3.0	2.0	1348	$2,000	$1.48	25d	1	0.38mi
2812 Ryan Place Dr Fort Worth, TX	2.0	1.0	1234	$2,795	$2.26	18d	1	0.39mi
2901 Travis Ave Fort Worth, TX	1.0–2.0	1.0–2.0	975	$1,340	$1.37	25d	5	0.42mi
3329 Hemphill St Fort Worth, TX	3.0	2.0	1425	$2,950	$2.07	44d	1	0.47mi
3500 College Ave Fort Worth, TX	3.0	1.0	1012	$1,650	$1.63	44d	1	0.47mi
3411 8th Ave Fort Worth, TX	3.0	2.0	1280	$1,700	$1.33	5d	1	0.48mi
2837 Hemphill St Unit 202 Fort Worth, TX	2.0	2.0	1297	$1,800	$1.39	21d	1	0.52mi
2837 Hemphill St Unit 203 Fort Worth, TX	2.0	2.0	1297	$1,875	$1.45	21d	1	0.52mi
2901 Stanley Ave Fort Worth, TX	2.0	1.0–2.0	829	$2,000	$2.41	4d	4	0.55mi
3437 Stanley Ave Fort Worth, TX	2.0	1.0	1000	$1,500	$1.50	44d	1	0.61mi
2730 S Jennings Ave Fort Worth, TX	2.0	1.0	800	$1,050	$1.31	16d	1	0.65mi
2730 S Jennings Ave Unit 100 Fort Worth, TX	2.0	1.0	800	$1,050	$1.31	19d	1	0.65mi
2532 Ryan Ave Fort Worth, TX	3.0	2.0	1416	$2,100	$1.48	44d	1	0.71mi
2708 Livingston Ave Fort Worth, TX	2.0	1.0	750	$1,297	$1.73	25d	1	0.74mi
2821 Frazier Ave Unit 2823 Fort Worth, TX	3.0	2.0	1200	$1,600	$1.33	19d	1	0.78mi
2717 Townsend Dr Fort Worth, TX	2.0	1.5	1024	$1,700	$1.66	25d	1	0.80mi
2200 W Lowden St Fort Worth, TX	1.0–2.0	1.0	782	$1,410	$1.80	16d	6	0.81mi
2200 W Lowden St Unit 18 Fort Worth, TX	2.0	1.0	873	$1,410	$1.62	25d	1	0.82mi
2803 Wayside Ave Fort Worth, TX	3.0	2.0	1190	$1,700	$1.43	25d	1	0.86mi
2712 Frazier Ave Fort Worth, TX	3.0	2.0	1099	$2,625	$2.39	19d	1	0.87mi
2725 Forest Park Blvd Unit 2725 Fort Worth, TX	2.0	1.0	1000	$1,400	$1.40	44d	1	0.93mi
2505 Benbrook Blvd Unit 503 Fort Worth, TX	3.0	3.0	1367	$2,495	$1.83	44d	1	0.94mi
3241 Sandage Ave Fort Worth, TX	3.0	2.0	1115	$3,000	$2.69	19d	1	0.96mi
2001 Park Hill Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1024	$2,459	$2.40	2d	50	0.97mi
2633 Forest Park Blvd Fort Worth, TX	2.0	1.0	900	$1,695	$1.88	25d	1	0.98mi
2633 Forest Park Blvd Fort Worth, TX	2.0	1.0	900	$1,725	$1.92	3d	1	0.98mi
2900 South Fwy Fort Worth, TX	1.0–2.0	1.0	635	$1,200	$1.89	4d	15	1.01mi
2714 McCart Ave Unit 2712 Fort Worth, TX	2.0	2.0	1045	$1,800	$1.72	15d	1	1.03mi
2708 McCart Ave Fort Worth, TX	2.0	2.0	1045	$2,300	$2.20	19d	1	1.03mi
2708 McCart Ave Unit 2710 Fort Worth, TX	2.0	2.0	1045	$1,900	$1.82	15d	1	1.03mi
2205 Park Hill Dr Fort Worth, TX	2.0	2.0	1368	$1,950	$1.43	44d	1	1.03mi
2720 W Devitt St Fort Worth, TX	2.0	2.0	740	$2,750	$3.72	19d	1	1.06mi
2521 Forest Park Blvd Fort Worth, TX	2.0	1.0	1028	$2,150	$2.09	7d	1	1.07mi
3145 Waits Ave #302 Fort Worth, TX	3.0	3.0	1245	$3,000	$2.41	25d	1	1.11mi
809 Glen Garden Dr Fort Worth, TX	2.0	1.0	959	$1,295	$1.35	3d	1	1.16mi
2809 South Hills Ave Fort Worth, TX	3.0	2.0	1203	$1,650	$1.37	44d	1	1.19mi
2809 South Hills Ave Fort Worth, TX	3.0	2.0	1203	$1,650	$1.37	19d	1	1.19mi
205 E Fogg St Fort Worth, TX	4.0	2.0	1350	$2,100	$1.56	44d	1	1.19mi

Listing history 21 events

1. 2026-06-18
   days on market $145,000 Active 123 DOM
2. 2026-06-17
   days on market $145,000 Active 122 DOM
3. 2026-06-16
   days on market $145,000 Active 121 DOM
4. 2026-06-15
   days on market $145,000 Active 120 DOM
5. 2026-06-13
   days on market $145,000 Active 118 DOM
6. 2026-06-09
   days on market $145,000 Active 114 DOM
7. 2026-06-08
   days on market $145,000 Active 113 DOM
8. 2026-06-07
   days on market $145,000 Active 112 DOM
9. 2026-06-04
   days on market $145,000 Active 109 DOM
10. 2026-06-03
    days on market $145,000 Active 108 DOM
11. 2026-06-02
    days on market $145,000 Active 107 DOM
12. 2026-06-02
    days on market $145,000 Active 106 DOM
13. 2026-05-31
    days on market $145,000 Active 105 DOM
14. 2026-05-15
    price $145,000 739-char remark

    Show marketing remark (739 chars)

    INVESTOR SPECIAL! BPO has been completed for a streamlined process. Fantastic opportunity in a high-demand Section 8 area with great potential for consistent cash flow. Property is Occupied on a month-to-month lease; occupants will convey with the property, and the Buyer will be responsible for all aspects of occupant vacancy post-closing. Selling As-Is strictly. This four bedroom home offers a functional layout with a spacious yard and convenient access to major roadways, schools, and nearby amenities. The property will need cosmetic updates, giving buyers an opportunity to customize or enhance it according to their plans. The home features a simple front elevation, off-street parking, and mature trees offering natural shade.

15. 2026-05-04
    price $155,000 739-char remark

    Show marketing remark (739 chars)

    INVESTOR SPECIAL! BPO has been completed for a streamlined process. Fantastic opportunity in a high-demand Section 8 area with great potential for consistent cash flow. Property is Occupied on a month-to-month lease; occupants will convey with the property, and the Buyer will be responsible for all aspects of occupant vacancy post-closing. Selling As-Is strictly. This four bedroom home offers a functional layout with a spacious yard and convenient access to major roadways, schools, and nearby amenities. The property will need cosmetic updates, giving buyers an opportunity to customize or enhance it according to their plans. The home features a simple front elevation, off-street parking, and mature trees offering natural shade.

16. 2026-04-17
    price $165,000 739-char remark

    Show marketing remark (739 chars)

    INVESTOR SPECIAL! BPO has been completed for a streamlined process. Fantastic opportunity in a high-demand Section 8 area with great potential for consistent cash flow. Property is Occupied on a month-to-month lease; occupants will convey with the property, and the Buyer will be responsible for all aspects of occupant vacancy post-closing. Selling As-Is strictly. This four bedroom home offers a functional layout with a spacious yard and convenient access to major roadways, schools, and nearby amenities. The property will need cosmetic updates, giving buyers an opportunity to customize or enhance it according to their plans. The home features a simple front elevation, off-street parking, and mature trees offering natural shade.

17. 2026-03-06
    price $180,000 739-char remark

    Show marketing remark (739 chars)

    INVESTOR SPECIAL! BPO has been completed for a streamlined process. Fantastic opportunity in a high-demand Section 8 area with great potential for consistent cash flow. Property is Occupied on a month-to-month lease; occupants will convey with the property, and the Buyer will be responsible for all aspects of occupant vacancy post-closing. Selling As-Is strictly. This four bedroom home offers a functional layout with a spacious yard and convenient access to major roadways, schools, and nearby amenities. The property will need cosmetic updates, giving buyers an opportunity to customize or enhance it according to their plans. The home features a simple front elevation, off-street parking, and mature trees offering natural shade.

18. 2026-03-06
    status Active 739-char remark

    Show marketing remark (739 chars)

    INVESTOR SPECIAL! BPO has been completed for a streamlined process. Fantastic opportunity in a high-demand Section 8 area with great potential for consistent cash flow. Property is Occupied on a month-to-month lease; occupants will convey with the property, and the Buyer will be responsible for all aspects of occupant vacancy post-closing. Selling As-Is strictly. This four bedroom home offers a functional layout with a spacious yard and convenient access to major roadways, schools, and nearby amenities. The property will need cosmetic updates, giving buyers an opportunity to customize or enhance it according to their plans. The home features a simple front elevation, off-street parking, and mature trees offering natural shade.

19. 2025-11-21
    listed $119,000 Active 739-char remark

    Show marketing remark (739 chars)

    INVESTOR SPECIAL! BPO has been completed for a streamlined process. Fantastic opportunity in a high-demand Section 8 area with great potential for consistent cash flow. Property is Occupied on a month-to-month lease; occupants will convey with the property, and the Buyer will be responsible for all aspects of occupant vacancy post-closing. Selling As-Is strictly. This four bedroom home offers a functional layout with a spacious yard and convenient access to major roadways, schools, and nearby amenities. The property will need cosmetic updates, giving buyers an opportunity to customize or enhance it according to their plans. The home features a simple front elevation, off-street parking, and mature trees offering natural shade.

20. 1987-07-30
    soldstatus
21. 1987-02-23
    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: $1,458 · $121/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$1,196/yr (+$100/mo · 82.0%)

ⓘ 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: $23,383
• − Mortgage interest: −$8,122
• − Property taxes: −$1,458
• − Insurance: −$725
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$4,218
• Taxable income: $5,118
• Est. tax owed @ 24.0%: −$1,228
• After-tax cash flow: $5,936/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): 33,441
• Household income: $69,790
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 1471.0

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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% White 30% Two or more races 24% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 57%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 26% · Canada, China
• Languages at home: 45% English-only · Spanish 52% Other Asian/Pacific 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: ▼ -194.46%
• Current HPI: 274.8888
• Rent YoY: ▲ 0.70%
• 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

+21.8% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $145,000 NTREIS
• 2026-05-04 Price Changed $155,000 NTREIS
• 2026-04-17 Price Changed $165,000 NTREIS
• 2026-03-06 Price Changed $180,000 NTREIS
• 2026-03-06 Relisted — NTREIS
• 2025-11-21 Listed $119,000 NTREIS
• 1987-07-30 Sold (Public Records) — Public Records
• 1987-02-23 Sold (Public Records) — Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,458 · -12.2% YoY. Source: county tax records.