5013 Merida Ave · Fort Worth, TX 76115

$169,900

3 bd · 1.0 ba · 1,164 sqft · SingleFamily public records · 63 Days on market

Built 1954 8,398 sqft lot $146/sqft · 21% below area Est $214k · 21% 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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• 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

Listing remarks MLS

Freshly painted and full of potential, this well-maintained home offers a fantastic opportunity to add your own personal touch. With a little work—such as refinishing the original hardwood floors—it could quickly become move-in ready. Ideal for investors or buyers looking to customize, the property features three generously sized bedrooms, a spacious living room, and an open kitchen and dining area. An enclosed back patio leads to a large backyard, perfect for outdoor living or future enhancements. With plenty of space and character, this home is ready to be transformed into something truly special.

Key facts

• Large backyard
• Enclosed back patio
• 8,398 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORS
• ENCLOSED BACK PATIO
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: 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: 32 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 40% of the median local income ($52k/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 $5k 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 ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,706 (6.0% 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 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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: 1.02% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.74%
• DSCR: 1.21
• GRM: 8.1

CMA / ARV

• ARV (median comp): $213,904
• List price: $169,900
• Delta: -20.57%
• 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
2805 Cordone St	0.22mi	3/2.0	1,126 (-3%)	6mo	$205,000	$182	75
5050 Lubbock Ave	0.10mi	3/1.5	1,271 (+9%)	8mo	$200,000	$157	71
2904 Creston Ave	0.35mi	3/1.0	1,080 (-7%)	2mo	$219,000	$203	70
5312 Waits Ave	0.41mi	3/1.5	1,235 (+6%)	2mo	$241,175	$195	67
4813 Sandage Ave	0.26mi	3/2.0	1,011 (-13%)	0mo	$179,500	$178	62
2720 Martin Lydon Ave	0.25mi	3/2.0	1,291 (+11%)	8mo	$249,997	$194	59
2816 Sadler Ave	0.21mi	3/1.5	1,322 (+14%)	8mo	$240,000	$182	59
4836 Sandage Ave	0.20mi	3/2.0	995 (-14%)	6mo	$225,000	$226	57
4425 Sandage Ave	0.65mi	4/1.0 (+1)	1,113 (-4%)	9mo	$179,800	$162	50
5521 Lubbock Ave	0.66mi	3/2.0	1,295 (+11%)	3mo	$250,000	$193	44
5508 Westcrest Dr	0.59mi	3/2.0	999 (-14%)	1mo	$249,999	$250	44
5454 Mcconnell Dr	0.70mi	3/1.5	1,054 (-10%)	8mo	$199,000	$189	42

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-15,532
• Equity at exit: $25,333

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $2,020
• Equity at exit: $14,690

Cash invested: $47,572 (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 76115

• Home prices YoY: -6.0%
• Active inventory: 32
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,740 high
• Mortgage (P&I): −$891
• Tax from tax record: −$225 /mo · $2,696/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $188

Break-even live

Break-even rent $1,502

Max offer price $169,900

Occupancy floor 84%

Sensitivity live

Price	-10% $284	-5% $236	+0% $188	+5% $140	+10% $92
Rent	-10% $50	-5% $119	+0% $188	+5% $257	+10% $325
Rate	-1.0pp $273	-0.5pp $231	base $188	+0.5pp $144	+1.0pp $99

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2908 Binyon Ave Fort Worth, TX	3.0	1.0	1249	$1,775	$1.42	26d	1	0.47mi
2800 W Fuller Ave Fort Worth, TX	3.0	1.5	1161	$1,650	$1.42	45d	1	0.47mi
4904 Odessa Ave Fort Worth, TX	3.0	2.0	1360	$2,050	$1.51	26d	1	0.49mi
3104 Medina Ave Fort Worth, TX	3.0	2.0	1355	$1,850	$1.37	24d	1	0.51mi
3401 Leith Ave Fort Worth, TX	3.0	2.0	1425	$1,800	$1.26	6d	1	0.57mi
3259 Binyon Ave Fort Worth, TX	3.0	1.0	1260	$2,200	$1.75	16d	1	0.63mi
5201 Westcreek Dr Fort Worth, TX	3.0	1.5	1200	$1,700	$1.42	1d	1	0.67mi
5612 James Ave Fort Worth, TX	1.0–3.0	1.0–2.0	824	$1,700	$2.06	5d	8	0.80mi
4201 William Fleming Ct W Fort Worth, TX	2.0	1.5–2.0	865	$1,450	$1.68	1d	103	0.96mi
4113 McCart Ave Fort Worth, TX	2.0	1.0	807	$1,375	$1.70	45d	1	1.04mi
1232 Cameron St Fort Worth, TX	3.0	1.0	1168	$1,595	$1.37	19d	1	1.05mi
1232 Cameron St Fort Worth, TX	3.0	1.0	1168	$1,595	$1.37	45d	1	1.05mi
4256 Standish Rd Fort Worth, TX	3.0	2.0	1392	$1,650	$1.19	26d	1	1.07mi
1205 Hamsted St Fort Worth, TX	2.0	1.0	768	$1,590	$2.07	24d	1	1.14mi
4318 Baldwin Ave Fort Worth, TX	2.0	1.0	730	$1,399	$1.92	45d	1	1.22mi
4316 Baldwin Ave Fort Worth, TX	2.0	1.0	730	$1,399	$1.92	45d	3	1.22mi
6100 Westcreek Dr Fort Worth, TX	1.0–2.0	1.0	750	$1,220	$1.63	5d	4	1.23mi
4321 Baldwin Ave Fort Worth, TX	2.0	1.0	730	$1,399	$1.92	45d	1	1.24mi
4317 Baldwin Ave Fort Worth, TX	1.0–2.0	1.0	642	$1,399	$2.18	45d	2	1.26mi
3745 Willomet Ave Fort Worth, TX	3.0	2.0	1302	$1,750	$1.34	1d	1	1.26mi
1000 W Hammond St Fort Worth, TX	2.0	1.0	900	$1,600	$1.78	26d	1	1.28mi
4129 Winfield Ave Fort Worth, TX	3.0	2.0	1465	$2,580	$1.76	5d	1	1.29mi
4317 Clay Ave Fort Worth, TX	3.0	1.0	1240	$1,995	$1.61	26d	1	1.33mi
6302 Peggy Dr Fort Worth, TX	2.0	2.0	1302	$1,450	$1.11	45d	1	1.35mi
6258 Canyon Cir Fort Worth, TX	2.0	2.0	1190	$1,400	$1.18	45d	1	1.36mi
6310 Peggy Dr Fort Worth, TX	2.0	2.0	1250	$1,500	$1.20	0d	1	1.37mi
6310 Peggy Dr Fort Worth, TX	2.0	2.0	1250	$1,500	$1.20	8d	1	1.37mi
4228 Winfield Ave Fort Worth, TX	4.0	2.0	1486	$3,500	$2.36	21d	1	1.37mi
5352 Wonder Dr Fort Worth, TX	2.0	2.0	1244	$1,495	$1.20	45d	1	1.39mi
4152 Anita Ave Fort Worth, TX	2.0	1.0	1112	$1,995	$1.79	21d	1	1.39mi
3827 Cornish Ave Fort Worth, TX	3.0	2.0	1428	$1,299	$0.91	7d	1	1.39mi
6218 Finbro Dr Fort Worth, TX	1.0–2.0	1.0–2.0	762	$1,100	$1.44	26d	12	1.46mi

Listing history 24 events

1. 2026-06-13
   statusdays on market $169,900 Pending 63 DOM
2. 2026-06-09
   days on market $169,900 Active Option Contract 61 DOM
3. 2026-06-08
   days on market $169,900 Active Option Contract 60 DOM
4. 2026-06-07
   statusdays on market $169,900 Active Option Contract 59 DOM
5. 2026-06-04
   days on market $169,900 Active 56 DOM
6. 2026-06-03
   days on market $169,900 Active 55 DOM
7. 2026-06-02
   days on market $169,900 Active 54 DOM
8. 2026-06-01
   days on market $169,900 Active 53 DOM
9. 2026-05-31
   days on market $169,900 Active 52 DOM
10. 2026-05-15
    price $169,900 618-char remark

    Show marketing remark (618 chars)

    Freshly painted and full of potential, this well-maintained home offers a fantastic opportunity to add your own personal touch. With a little work—such as refinishing the original hardwood floors—it could quickly become move-in ready. Ideal for investors or buyers looking to customize, the property features three generously sized bedrooms, a spacious living room, and an open kitchen and dining area. An enclosed back patio leads to a large backyard, perfect for outdoor living or future enhancements. With plenty of space and character, this home is ready to be transformed into something truly special.

11. 2026-04-29
    price $179,900 618-char remark

    Show marketing remark (618 chars)

    Freshly painted and full of potential, this well-maintained home offers a fantastic opportunity to add your own personal touch. With a little work—such as refinishing the original hardwood floors—it could quickly become move-in ready. Ideal for investors or buyers looking to customize, the property features three generously sized bedrooms, a spacious living room, and an open kitchen and dining area. An enclosed back patio leads to a large backyard, perfect for outdoor living or future enhancements. With plenty of space and character, this home is ready to be transformed into something truly special.

12. 2026-04-10
    soldstatus
13. 2026-04-08
    listed $190,000 Active 618-char remark

    Show marketing remark (618 chars)

    Freshly painted and full of potential, this well-maintained home offers a fantastic opportunity to add your own personal touch. With a little work—such as refinishing the original hardwood floors—it could quickly become move-in ready. Ideal for investors or buyers looking to customize, the property features three generously sized bedrooms, a spacious living room, and an open kitchen and dining area. An enclosed back patio leads to a large backyard, perfect for outdoor living or future enhancements. With plenty of space and character, this home is ready to be transformed into something truly special.

14. 2011-07-01
    soldstatus
15. 2011-06-28
    soldstatus Closed 297-char remark

    Show marketing remark (297 chars)

    NEW INTERIOR PAINT! Dining room has unique wood floor and pretty red wall. Utility room could be 2nd bath. Enclosed porch is 14 x 11. Security system with extras. Plumbing under house has been replaced. Two storage buildings in large back yard with alley access. Refrigerator stays. Easy to show!

16. 2011-06-25
    status Pending 297-char remark

    Show marketing remark (297 chars)

    NEW INTERIOR PAINT! Dining room has unique wood floor and pretty red wall. Utility room could be 2nd bath. Enclosed porch is 14 x 11. Security system with extras. Plumbing under house has been replaced. Two storage buildings in large back yard with alley access. Refrigerator stays. Easy to show!

17. 2011-06-07
    historical Active Option Contract 297-char remark

    Show marketing remark (297 chars)

    NEW INTERIOR PAINT! Dining room has unique wood floor and pretty red wall. Utility room could be 2nd bath. Enclosed porch is 14 x 11. Security system with extras. Plumbing under house has been replaced. Two storage buildings in large back yard with alley access. Refrigerator stays. Easy to show!

18. 2011-05-25
    listed $54,000 Active 297-char remark

    Show marketing remark (297 chars)

    NEW INTERIOR PAINT! Dining room has unique wood floor and pretty red wall. Utility room could be 2nd bath. Enclosed porch is 14 x 11. Security system with extras. Plumbing under house has been replaced. Two storage buildings in large back yard with alley access. Refrigerator stays. Easy to show!

19. 2011-05-19
    historical
20. 2011-04-22
    price $54,000
21. 2011-02-19
    price $54,900
22. 2010-11-23
    listed $59,500 Active
23. 1997-06-25
    soldstatus
24. 1985-02-26
    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: $2,696 · $225/mo
• Projected year-2 tax: $3,109 · $259/mo
• Expected delta: +$413/yr (+$34/mo · 15.3%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,875
• − Mortgage interest: −$9,517
• − Property taxes: −$2,696
• − Insurance: −$850
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − Depreciation: −$4,943
• Taxable loss: −$470
• Est. tax savings @ 24.0%: +$113
• After-tax cash flow: $2,367/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): 19,655
• Household income: $52,411
• Rent vs Own: 53.2% rent · 46.8% own
• Severe rent burden: 859.0

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: Predominantly Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 35% White 11% Black 11% Asian 5%
• Hispanic origin (detail): Mexican 66%
• Common ancestry: Italian 1% Arab 1%
• Foreign-born: 36% · Canada, South Korea, China
• Languages at home: 32% English-only · Spanish 62% Korean 3% Arabic 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: ▼ -23.05%
• Current HPI: 363.5732
• 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

+185.5% since first listed

15 events — show timeline

• 2026-05-15 Price Changed $169,900 NTREIS
• 2026-04-29 Price Changed $179,900 NTREIS
• 2026-04-10 Sold (Public Records) — Public Records
• 2026-04-08 Listed $190,000 NTREIS
• 2011-07-01 Sold (Public Records) — Public Records
• 2011-06-28 Sold (MLS) — NTREIS
• 2011-06-25 Pending — NTREIS
• 2011-06-07 Contingent — NTREIS
• 2011-05-25 Listed $54,000 NTREIS
• 2011-05-19 Listing Removed — NTREIS
• 2011-04-22 Price Changed $54,000 NTREIS
• 2011-02-19 Price Changed $54,900 NTREIS
• 2010-11-23 Listed $59,500 NTREIS
• 1997-06-25 Sold (Public Records) — Public Records
• 1985-02-26 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,696 · -2.4% YoY. Source: county tax records.