1205 E Powell Ave · Fort Worth, TX 76104

$389,000

6 bd · 4.0 ba · 2,768 sqft · MultiFamily public records · 10 Days on market

Built 2006 6,360 sqft lot Est $379k · at est.

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Why this score? — see what drove the D 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 +14.9/30.0
• ARV discount +6.3/15.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This is a Fannie Mae HomePath property. Nice, full-duplex, 3 bedroom, 2.5 baths, 1 car garage each side. Please verify schools, taxes, sq ft, measurements, information, hoa, etc. . AS-IS.

Key facts

• Fully renovated
• Fresh paint
• Brick duplex

Tags

• FULLY RENOVATED
• BRICK DUPLEX
• NEW LVP FLOORING
• FRESH PAINT
• MODERN FINISHES
• PRIVATE GARAGE

Property features AI

Finance

• Financial info: Gross annual income: 40800.00; Gross annual expenses: 6156.00; Insurance expense: 3500.00; Net operating income: 30800.00; Capitalization rate: 7.92%
• HOA & community: No association

Exterior

• Parking: Driveway; Garage; Additional parking; 4 parking spaces
• Utilities: City water; City sewer; Individual water meter; Sidewalk; Not in a municipal utility district
• Home design: Duplex (residential income); Two levels; Subdivision: Vickery Southeast Add; Complex name: 1205 Powell
• Construction: Built in 2006; Brick and siding construction; Shingle roof; Slab foundation
• Exterior features: City water; City sewer; Individual water meter; Sidewalk

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator
• Flooring: Laminate; Luxury vinyl plank
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Pantry; High-speed internet available; Smart home features

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $389k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive. Per door: $58/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $358k (7.9% below list).
• Recommended offer: $358k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Carroll Peak El (math 17% / reading 17%, grade F, #3,836 of 4,322 statewide, top 91%, 459 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; 2 comparable units currently listed for rent nearby; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• At $3,583/mo this rent would consume 70% of the median local household income ($62k/yr) (locally 1060% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 20y 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

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $358,300 (7.9% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.27%
• DSCR: 1.06
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $379,216
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2204 Ash Crescent St	0.56mi	6/5.0	2,668 (-4%)	10mo	$365,000	$137	55

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: -17.7%
• Equity multiple: 0.39×
• Total profit: $-65,941
• Equity at exit: $58,001

10-year hold

• IRR: -16.8%
• Equity multiple: 0.20×
• Total profit: $-87,627
• Equity at exit: $33,634

Cash invested: $108,920 (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: 18.1×

Monthly cashflow live

• Estimated rent: $3,583 high
• Mortgage (P&I): −$2,040
• Tax from tax record: −$513 /mo · $6,157/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$752
• Net cashflow: $115

Break-even live

Break-even rent $3,437

Max offer price $389,000

Occupancy floor 92%

Sensitivity live

Price	-10% $336	-5% $226	+0% $115	+5% $5	+10% $-105
Rent	-10% $-168	-5% $-26	+0% $115	+5% $257	+10% $399
Rate	-1.0pp $311	-0.5pp $214	base $115	+0.5pp $15	+1.0pp $-88

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,584
Total (2 units)			$3,583

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2737 Stuart Dr Fort Worth, TX	5.0	2.0	2132	$1,749	$0.82	23d	1	0.85mi
2722 Travis Ave Fort Worth, TX	6.0	3.0	3876	$3,100	$0.80	26d	1	1.32mi

Listing history 7 events

1. 2026-06-21
   days on market $389,000 Active 10 DOM
2. 2026-06-18
   days on market $389,000 Active 7 DOM
3. 2026-06-17
   days on market $389,000 Active 6 DOM
4. 2026-06-16
   days on market $389,000 Active 5 DOM
5. 2026-06-15
   days on market $389,000 Active 4 DOM
6. 2026-06-13
   remarks 390-char remark
7. 2026-06-13
   listed $389,000 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: $6,157 · $513/mo
• Projected year-2 tax: $7,119 · $593/mo
• Expected delta: +$962/yr (+$80/mo · 15.6%)

ⓘ 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 8/10 Severe 7 d/yr ≥109°F today · 24 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: $42,996
• − Mortgage interest: −$21,790
• − Property taxes: −$6,157
• − Insurance: −$1,945
• − Repairs & maintenance: −$3,440
• − Management: −$3,440
• − Depreciation: −$11,316
• Taxable loss: −$5,092
• Est. tax savings @ 24.0%: +$1,222
• After-tax cash flow: $2,608/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

+3436.4% since first listed

13 events — show timeline

• 2026-06-05 Listed $389,000 NTREIS
• 2026-04-26 Listing Removed — NTREIS
• 2026-03-11 Price Changed $410,000 NTREIS
• 2025-11-26 Listed $425,000 NTREIS
• 2023-05-25 Sold (Public Records) — Public Records
• 2023-05-25 Sold (Public Records) — Public Records
• 2010-05-26 Sold (MLS) — NTREIS
• 2010-04-23 Listing Removed — NTREIS
• 2010-03-26 Listed $61,500 NTREIS
• 2006-09-05 Sold (Public Records) — Public Records
• 2006-08-31 Sold (MLS) — NTREIS
• 2006-08-01 Listing Removed — NTREIS
• 2006-05-12 Listed $11,000 NTREIS

Property tax history

+7.1%/yr

Latest (2025): $6,157 · -12.9% YoY. Source: county tax records.