2005 Avenue B · Fort Worth, TX 76104

$100,000

3 bd · 1.0 ba · 1,586 sqft · SingleFamily public records · 13 Days on market

Built 1930 0.32 ac lot ↓ 50% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Value is in the land. 1930 home needs extensive repairs. Roof is falling in and many of the floors are uneven. This would be a complete remodel. Large front porch, 2 living areas, fireplace, and 1-car carport. Large corner lot.

Key facts

• 1-car carport
• Large front porch
• Large corner lot

Tags

• LARGE FRONT PORCH
• 2 LIVING AREAS
• FIREPLACE
• 1-CAR CARPORT
• LARGE CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 14.1% 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: Rents flat; 172 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 38% 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 $691 of loan paydown is wiped out by about $3k 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 + 0.1% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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

• Watch-outs: property tax is 4.1% of price; built in 1930 — 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 $100,000

Questions for the listing agent

1. Built in 1930 — 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: 1.98% ✓
• Cap rate: 14.14%
• Cash-on-cash: 28.04%
• DSCR: 2.25
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $285,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
928 Ash Crescent St	0.14mi	4/2.0 (+1)	1,600 (+1%)	1mo	$249,000	$156	82
1906 Avenue B	0.06mi	3/2.0	1,732 (+9%)	3mo	$270,000	$156	76
1513 Irma St	0.39mi	3/2.0	1,534 (-3%)	8mo	$225,000	$147	65
1411 E Terrell	0.45mi	4/2.0 (+1)	1,585 (-0%)	8mo	$285,000	$180	63
1422 E Magnolia Ave	0.57mi	3/2.0	1,583 (-0%)	10mo	$295,500	$187	61
1408 E Myrtle St	0.64mi	3/2.0	1,608 (+1%)	6mo	$305,000	$190	59
1237 E Terrell Ave	0.58mi	3/2.0	1,506 (-5%)	4mo	$205,000	$136	57
708 Mccurdy St	0.19mi	4/2.5 (+1)	1,783 (+12%)	8mo	$334,999	$188	53
1310 E Myrtle St	0.70mi	3/2.0	1,646 (+4%)	8mo	$300,000	$182	51
1320 E Morphy St	0.65mi	4/2.0 (+1)	1,536 (-3%)	6mo	$230,000	$150	50
1125 E Humbolt St	0.70mi	4/2.0 (+1)	1,630 (+3%)	5mo	$299,000	$183	50
1209 E Annie St	0.70mi	4/2.0 (+1)	1,800 (+14%)	10mo	$300,000	$167	28

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: 18.3%
• Equity multiple: 1.71×
• Total profit: $19,922
• Equity at exit: $14,910

10-year hold

• IRR: 24.3%
• Equity multiple: 2.77×
• Total profit: $49,608
• Equity at exit: $8,646

Cash invested: $28,000 (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 76104

• Home prices YoY: -11.6%
• Rents YoY: 0.1%
• Active inventory: 172
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,977 high
• Mortgage (P&I): −$524
• Tax from tax record: −$342 /mo · $4,099/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $654

Break-even live

Break-even rent $1,149

Max offer price $100,000

Occupancy floor 62%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2101 E Rosedale St Unit 201 Fort Worth, TX	3.0	3.5	2159	$3,399	$1.57	44d	1	0.25mi
1501 Avenue E Fort Worth, TX	4.0	2.5	1650	$2,195	$1.33	15d	1	0.34mi
1601 E Leuda St Fort Worth, TX	3.0	2.0	1197	$1,750	$1.46	44d	1	0.41mi
1521 E Cannon St Fort Worth, TX	2.0	2.0	1140	$1,600	$1.40	44d	1	0.47mi
1605 E Morphy St Fort Worth, TX	3.0	2.0	1090	$1,425	$1.31	2d	1	0.47mi
1601 Daniel St Fort Worth, TX	3.0	2.0	1869	$1,795	$0.96	5d	1	0.58mi
1701 Belzise Ter Fort Worth, TX	4.0	4.5	2234	$2,800	$1.25	6d	1	0.61mi
1516 E Maddox Ave Fort Worth, TX	3.0	2.0	1485	$1,895	$1.28	22d	1	0.62mi
1228 E Leuda St Fort Worth, TX	3.0	2.0	1388	$2,100	$1.51	44d	1	0.64mi
2540 Avenue H Fort Worth, TX	3.0	1.0	1904	$1,400	$0.74	6d	1	0.73mi
2540 Avenue H Fort Worth, TX	3.0	1.0	1904	$1,500	$0.79	44d	1	0.73mi
1057 E Oleander St Fort Worth, TX	3.0	2.5	1501	$2,435	$1.62	21d	1	0.85mi
1017 E Humbolt St Fort Worth, TX	2.0	2.0	1400	$1,550	$1.11	44d	1	0.87mi
2100 Belzise Ter Fort Worth, TX	4.0	2.5	1869	$2,045	$1.09	5d	1	0.87mi
2104 Daniel St Fort Worth, TX	3.0	2.0	1440	$1,675	$1.16	44d	1	0.88mi
1032 E Tucker St Fort Worth, TX	3.0	2.0	1796	$2,100	$1.17	15d	1	0.89mi
2108 Belzise Ter Fort Worth, TX	4.0	2.5	1869	$1,950	$1.04	44d	1	0.89mi
2120 Belzise Ter Fort Worth, TX	4.0	2.5	1869	$1,945	$1.04	24d	1	0.91mi
2124 Belzise Ter Fort Worth, TX	4.0	2.5	1869	$1,945	$1.04	20d	1	0.92mi
2815 Avenue E Fort Worth, TX	2.0	1.0	2096	$1,200	$0.57	24d	1	0.92mi
1327 E Baltimore Ave Fort Worth, TX	3.0	2.0	1426	$1,650	$1.16	24d	1	0.97mi
1511 Illinois Ave Fort Worth, TX	4.0	2.0	1800	$2,500	$1.39	44d	1	0.98mi
2735 Purington Ave Unit 201 Fort Worth, TX	2.0	1.0	1116	$1,200	$1.08	24d	1	0.98mi
921 E Hattie St Unit 1301587P Fort Worth, TX	3.0	3.0	1517	$4,701	$3.10	15d	1	1.00mi
1332 Driess St Fort Worth, TX	3.0	2.0	1565	$1,850	$1.18	18d	1	1.06mi
958 E Allen Ave Fort Worth, TX	3.0	3.0	1568	$4,300	$2.74	44d	1	1.15mi
2909 Avenue K Fort Worth, TX	3.0	2.0	1490	$700	$0.47	44d	1	1.16mi
2912 Avenue K Fort Worth, TX	3.0	1.5	1200	$1,600	$1.33	44d	1	1.18mi
2640 Berryhill Dr Fort Worth, TX	2.0	1.0	1478	$1,299	$0.88	24d	1	1.20mi
1229 E Harvey Ave Fort Worth, TX	3.0	2.0	1684	$2,175	$1.29	5d	1	1.21mi
3300 Avenue H Fort Worth, TX	2.0	1.0	1050	$1,150	$1.10	44d	1	1.36mi
3302 Avenue H Unit 3300 Fort Worth, TX	2.0	1.0	1050	$1,150	$1.10	44d	1	1.36mi
3140 View St Fort Worth, TX	3.0	1.0	1578	$2,000	$1.27	44d	1	1.37mi
220 E Broadway Ave Unit 2121 Fort Worth, TX	2.0	2.0	1151	$1,946	$1.69	3d	1	1.41mi
220 E Broadway Ave Unit 257 Fort Worth, TX	2.0	2.0	1082	$1,944	$1.80	44d	1	1.41mi
1429 E Robert St Fort Worth, TX	3.0	2.0	1050	$1,350	$1.29	22d	1	1.41mi
320 E Broadway Ave Fort Worth, TX	2.0	1.0–2.0	861	$2,089	$2.42	1d	30	1.42mi
823 E Arlington Ave Fort Worth, TX	4.0	2.5	1720	$2,350	$1.37	24d	1	1.44mi
220 E Broadway Ave Fort Worth, TX	2.0	2.0	1228	$2,134	$1.74	24d	1	1.48mi
1016 Bryan Ave Unit 102 Fort Worth, TX	2.0	2.5	1400	$2,500	$1.79	24d	1	1.48mi

Listing history 5 events

1. 2026-04-07
   status Pending
2. 2026-04-01
   historical Active Option Contract
3. 2026-03-24
   listed $100,000 Active
4. 2025-03-13
   historical
5. 2024-10-02
   listed $200,000 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: $4,099 · $342/mo
• Projected year-2 tax: $4,099 · $342/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 ≥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: $23,724
• − Mortgage interest: −$5,602
• − Property taxes: −$4,099
• − Insurance: −$500
• − Repairs & maintenance: −$1,898
• − Management: −$1,898
• − Depreciation: −$2,909
• Taxable income: $6,818
• Est. tax owed @ 24.0%: −$1,636
• After-tax cash flow: $6,213/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

-50.0% since first listed

5 events — show timeline

• 2026-04-07 Pending — NTREIS
• 2026-04-01 Contingent — NTREIS
• 2026-03-24 Listed $100,000 NTREIS
• 2025-03-13 Listing Removed — NTREIS
• 2024-10-02 Listed $200,000 NTREIS

Property tax history

+7.5%/yr

Latest (2025): $4,099 · +7.3% YoY. Source: county tax records.