1532 E Myrtle St · Fort Worth, TX 76104

$184,990

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 63 Days on market

Built 1925 6,273 sqft lot Est $189k · 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 +15.8/30.0
• ARV discount +8.5/15.0
• DSCR +4.9/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Completely remodeled. Welcome yourself to this beautiful 1100 sq feet home, featuring 10ft ceilings, new vinyl flooring, granite counter tops, white tile backsplash, new window and blinds, with the perfect walk-in shower. New fence has been installed to allow you privacy in the backyard while the front covered patio porch delivers space and warmth to this home. This wonderful 2-bedroom 1 bath is a complete turn-key home. Text agent for quicker response.

Key facts

• Remodeled
• Vinyl flooring
• Walk-in shower

Tags

• REMODELED
• VINYL FLOORING
• GRANITE COUNTER TOPS
• WHITE TILE BACKSPLASH
• WALK-IN SHOWER
• NEW FENCE

Property features AI

Finance

• Other: Listing broker: Coldwell Banker Realty; Listing agent: Lisa Lee; Photos available
• Financial info: Listing terms: Cash, Conventional, FHA, VA; Listing agreement: Exclusive right to sell; Transaction type: For sale; Special listing conditions: Standard; Possession at closing/funding
• HOA & community: No HOA / association

Exterior

• Parking: Asphalt parking
• Security: Audio and video recording permitted on premises
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; One story; Interior lot; Subdivision: Lakeview Add; Restrictions: Deed
• Construction: Built in 1925; Siding exterior; Composition roof; Preowned
• Exterior features: Private yard; Back yard fencing (chain link); Covered patio/porch; Deck; Front porch; Cleared vegetation; Clay soil

Interior

• Kitchen: Electric cooktop; Electric oven
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Open floorplan; Eat-in kitchen; Granite counters; Pantry; One living area; One dining area; Room count: 4
• Laundry & utility: Utility room with full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $164k (11.6% below list).
• Recommended offer: $164k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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; 172 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 32% of the median local income ($62k/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 $6k 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 63 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $163,523 (11.6% below list)

Questions for the listing agent

1. It's been on market 63 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 1925 — 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. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.99%
• DSCR: 1.09
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $189,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1532 E Myrtle St	0.00mi	2/1.0 (-1)	1,100 (0%)	1mo	$184,990	$168	94
1507 E Maddox Ave	0.04mi	3/2.5	1,120 (+2%)	5mo	$199,000	$178	85
1431 E Baltimore Ave	0.34mi	3/2.0	1,032 (-6%)	6mo	$165,000	$160	65
1917 Avenue B	0.56mi	2/1.0 (-1)	1,102 (+0%)	6mo	$204,900	$186	63
1315 Stewart St	0.72mi	3/1.5	1,065 (-3%)	1mo	$190,000	$178	58
1423 E Davis Ave	0.47mi	3/1.0	1,000 (-9%)	7mo	$229,000	$229	58
1101 Freeman St	0.42mi	3/2.0	1,222 (+11%)	8mo	$227,500	$186	52
943 E Richmond Ave	0.72mi	2/1.0 (-1)	1,046 (-5%)	2mo	$175,000	$167	51
1415 E Terrell Ave	0.57mi	2/2.0 (-1)	1,008 (-8%)	2mo	$170,000	$169	49
941 E Baltimore Ave	0.75mi	2/1.0 (-1)	1,008 (-8%)	0mo	$100,000	$99	46
1420 Driess St	0.68mi	3/2.0	1,213 (+10%)	7mo	$200,000	$165	41
1601 E Cannon St	0.67mi	3/2.0	1,250 (+14%)	6mo	$214,999	$172	37

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: -16.3%
• Equity multiple: 0.44×
• Total profit: $-29,230
• Equity at exit: $27,583

10-year hold

• IRR: -14.1%
• Equity multiple: 0.29×
• Total profit: $-36,715
• Equity at exit: $15,995

Cash invested: $51,797 (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: 172
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,635 high
• Mortgage (P&I): −$970
• Tax from tax record: −$159 /mo · $1,903/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $86

Break-even live

Break-even rent $1,526

Max offer price $184,990

Occupancy floor 90%

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: $46,248
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1516 E Maddox Ave Fort Worth, TX	3.0	2.0	1485	$1,895	$1.28	22d	1	0.09mi
1605 E Morphy St Fort Worth, TX	3.0	2.0	1090	$1,425	$1.31	2d	1	0.09mi
1327 E Baltimore Ave Fort Worth, TX	3.0	2.0	1426	$1,650	$1.16	24d	1	0.40mi
2104 Daniel St Fort Worth, TX	3.0	2.0	1440	$1,675	$1.16	43d	1	0.44mi
1601 E Leuda St Fort Worth, TX	3.0	2.0	1197	$1,750	$1.46	43d	1	0.61mi
1718 E Powell Ave Fort Worth, TX	2.0	1.5	930	$1,655	$1.78	43d	1	0.66mi
1521 E Cannon St Fort Worth, TX	2.0	2.0	1140	$1,600	$1.40	43d	1	0.66mi
1228 E Leuda St Fort Worth, TX	3.0	2.0	1388	$2,100	$1.51	43d	1	0.67mi
1016 E Arlington Ave Unit C Fort Worth, TX	2.0	1.0	918	$995	$1.08	16d	1	0.73mi
1017 E Humbolt St Fort Worth, TX	2.0	2.0	1400	$1,550	$1.11	43d	1	0.74mi
612 Luxton St Unit 202 Fort Worth, TX	2.0	1.0	900	$1,095	$1.22	43d	1	0.78mi
1429 E Robert St Fort Worth, TX	3.0	2.0	1050	$1,350	$1.29	22d	1	0.89mi
940 E Hattie St Unit 202 Fort Worth, TX	2.0	1.0	825	$900	$1.09	43d	1	0.93mi
1608 E Robert St Fort Worth, TX	3.0	2.0	1028	$1,525	$1.48	6d	1	0.93mi
1011 Marion Ave Fort Worth, TX	2.0	1.0	1000	$1,400	$1.40	43d	1	0.97mi
2645 Canberra Ct Fort Worth, TX	2.0	1.0	750	$1,150	$1.53	43d	1	0.99mi
2640 Berryhill Dr Fort Worth, TX	2.0	1.0	1478	$1,299	$0.88	24d	1	1.02mi
921 E Ramsey Ave Fort Worth, TX	2.0	1.0	828	$1,450	$1.75	24d	1	1.03mi
1108 E Robert St Fort Worth, TX	3.0	1.0	1444	$1,825	$1.26	22d	1	1.05mi
1037 Colvin St Fort Worth, TX	2.0	1.0	1092	$1,500	$1.37	19d	1	1.10mi
2705 Belzise Ter Fort Worth, TX	2.0	2.0	1160	$1,450	$1.25	43d	1	1.11mi
901 Bessie St Fort Worth, TX	2.0	1.0	710	$1,149	$1.62	22d	2	1.13mi
1310 Crawford St Fort Worth, TX	2.0	2.0	938	$1,393	$1.49	6d	1	1.14mi
2837 Avenue J Unit J Fort Worth, TX	3.0	1.5	1000	$1,455	$1.46	24d	1	1.24mi
2839 Avenue J Unit J Fort Worth, TX	3.0	1.5	1000	$1,455	$1.46	24d	1	1.24mi
1016 Bryan Ave Unit 102 Fort Worth, TX	2.0	2.5	1400	$2,500	$1.79	24d	1	1.24mi
501A Parkdale Ave Fort Worth, TX	2.0	1.0	950	$1,500	$1.58	43d	1	1.25mi
2909 Avenue K Fort Worth, TX	3.0	2.0	1490	$700	$0.47	43d	1	1.29mi
2912 Avenue K Fort Worth, TX	3.0	1.5	1200	$1,600	$1.33	43d	1	1.30mi
1212 Lowden Cir Fort Worth, TX	2.0	1.0	890	$970	$1.09	43d	1	1.32mi
1516 Chama Dr Fort Worth, TX	3.0	2.0	1332	$1,695	$1.27	20d	1	1.32mi
2825 Bideker Ave Fort Worth, TX	3.0	1.0	900	$1,500	$1.67	24d	1	1.34mi
1925 Saint Louis Ave Fort Worth, TX	3.0	1.0	1219	$1,695	$1.39	43d	1	1.38mi
220 E Broadway Ave Unit 2121 Fort Worth, TX	2.0	2.0	1151	$1,946	$1.69	3d	1	1.39mi
220 E Broadway Ave Unit 257 Fort Worth, TX	2.0	2.0	1082	$1,944	$1.80	43d	1	1.39mi
315 W Magnolia Ave Fort Worth, TX	2.0	1.0–2.0	827	$2,118	$2.56	2d	40	1.39mi
650 S Main St Unit 707 Fort Worth, TX	2.0	2.0	1068	$1,619	$1.52	15d	1	1.40mi
650 S Main St Unit 510 Fort Worth, TX	2.0	2.0	1068	$1,614	$1.51	14d	1	1.40mi
3100 Avenue G Unit 200 Fort Worth, TX	2.0	1.0	1000	$750	$0.75	12d	1	1.41mi
320 E Broadway Ave Fort Worth, TX	2.0	1.0–2.0	861	$2,089	$2.42	1d	30	1.41mi

Listing history 6 events

1. 2026-05-08
   status Pending
2. 2026-04-27
   historical Active Option Contract
3. 2026-03-06
   listed $184,990 Active
4. 2018-10-09
   soldstatus
5. 2005-05-03
   soldstatus
6. 2001-07-31
   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: $1,903 · $159/mo
• Projected year-2 tax: $3,385 · $282/mo
• Expected delta: +$1,482/yr (+$124/mo · 77.9%)

ⓘ 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 · 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: $19,623
• − Mortgage interest: −$10,362
• − Property taxes: −$1,903
• − Insurance: −$925
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$5,382
• Taxable loss: −$2,089
• Est. tax savings @ 24.0%: +$501
• After-tax cash flow: $1,534/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

6 events — show timeline

• 2026-05-08 Pending — NTREIS
• 2026-04-27 Contingent — NTREIS
• 2026-03-06 Listed $184,990 NTREIS
• 2018-10-09 Sold (Public Records) — Public Records
• 2005-05-03 Sold (Public Records) — Public Records
• 2001-07-31 Sold (Public Records) — Public Records

Property tax history

+10.0%/yr

Latest (2025): $1,903 · -2.4% YoY. Source: county tax records.