2628 Avenue G · Fort Worth, TX 76105

$236,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 68 Days on market

Built 1925 6,273 sqft lot $164/sqft · 11% below area Est $265k · 11% under

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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).

• ARV discount +12.5/15.0
• Appreciation +10.0/10.0
• Cash flow +6.3/30.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 1% rule +1.9/10.0
• DSCR +0.6/10.0

Listing remarks MLS

Welcome to this charming three-bedroom, two-bath cottage with an additional two-bedroom loft and full bath upstairs. The living room features large windows for natural light and a beautiful enclosed fireplace that keeps the cozy charm of a traditional hearth. Enjoy new flooring throughout, a bright dining room with a chandelier, and a remodeled kitchen with granite countertops, new cabinets, a pantry, and a gas stove. A laundry room with washer dryer hookups adds convenience. Fresh interior paint makes the home move-in ready. With flexible space on both levels, this is a must-see property offering comfort, character, and room to grow.

Key facts

• Pantry
• Enclosed fireplace
• Remodeled kitchen

Tags

• ENCLOSED FIREPLACE
• REMODELED KITCHEN
• GRANITE COUNTERTOPS
• NEW CABINETS
• PANTRY
• GAS STOVE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $236k.

Deal economics

• At list price, monthly cash flow is $-416 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (31.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (31.3% below list).
• Recommended offer: $162k (31.3% below list) — sets the bar for 1% rule.

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: 99 active listings in the ZIP; 36 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 43% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Tarrant County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($222k) 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 $162,136 (31.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.69% ✗
• Cap rate: 4.18%
• Cash-on-cash: -7.55%
• DSCR: 0.66
• GRM: 12.1

CMA / ARV

• ARV (median comp): $265,320
• List price: $236,000
• Delta: -11.05%
• 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
2612 Avenue H	0.07mi	3/1.0	1,349 (-6%)	4mo	$105,000	$78	82
2905 Avenue I	0.32mi	3/2.0	1,458 (+1%)	10mo	$299,999	$206	71
3009 Avenue H	0.38mi	3/2.0	1,400 (-3%)	8mo	$265,000	$189	67
3001 Avenue L	0.46mi	3/1.0	1,380 (-4%)	10mo	$180,000	$130	64
2508 Conner Ave	0.63mi	3/2.0	1,500 (+4%)	3mo	$235,000	$157	57
3301 Avenue H	0.61mi	3/2.0	1,501 (+4%)	5mo	$289,000	$193	56
2217 Christine Ave	0.47mi	3/2.0	1,245 (-14%)	1mo	$279,999	$225	51
2821 Burchill Rd S	0.69mi	3/1.0	1,296 (-10%)	2mo	$168,000	$130	49
3325 Avenue L	0.72mi	3/2.0	1,353 (-6%)	5mo	$240,000	$177	48
3225 Avenue M	0.67mi	3/2.0	1,589 (+10%)	1mo	$234,999	$148	46
2709 Bideker Ave	0.74mi	4/2.0 (+1)	1,513 (+5%)	8mo	$245,000	$162	42
3331 Avenue L	0.73mi	3/2.0	1,633 (+13%)	3mo	$216,750	$133	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 2.55×
• Total profit: $102,111
• Equity at exit: $212,607

10-year hold

• IRR: 17.5%
• Equity multiple: 5.87×
• Total profit: $321,658
• Equity at exit: $458,496

Cash invested: $66,080 (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 76105

• Home prices YoY: 14.2%
• Active inventory: 99
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,621 high
• Mortgage (P&I): −$1,238
• Tax from tax record: −$361 /mo · $4,329/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $-416

Break-even live

Break-even rent $2,148

Max offer price $162,539

Occupancy floor —

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: $59,000
• Closing costs: $7,080
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2837 Avenue J Unit J Fort Worth, TX	3.0	1.5	1000	$1,455	$1.46	24d	1	0.30mi
2839 Avenue J Unit J Fort Worth, TX	3.0	1.5	1000	$1,455	$1.46	24d	1	0.31mi
2909 Avenue K Fort Worth, TX	3.0	2.0	1490	$700	$0.47	43d	1	0.38mi
3100 Avenue G Unit 200 Fort Worth, TX	2.0	1.0	1000	$750	$0.75	12d	1	0.41mi
2912 Avenue K Fort Worth, TX	3.0	1.5	1200	$1,600	$1.33	43d	1	0.41mi
3100 Avenue G Unit G Fort Worth, TX	2.0	1.0	1000	$850	$0.85	12d	1	0.42mi
3300 Avenue H Fort Worth, TX	2.0	1.0	1050	$1,150	$1.10	43d	1	0.60mi
3302 Avenue H Unit 3300 Fort Worth, TX	2.0	1.0	1050	$1,150	$1.10	43d	1	0.60mi
501A Parkdale Ave Fort Worth, TX	2.0	1.0	950	$1,500	$1.58	43d	1	0.62mi
2640 Berryhill Dr Fort Worth, TX	2.0	1.0	1478	$1,299	$0.88	24d	1	0.74mi
2825 Bideker Ave Fort Worth, TX	3.0	1.0	900	$1,500	$1.67	24d	1	0.76mi
1601 Daniel St Fort Worth, TX	3.0	2.0	1869	$1,795	$0.96	5d	1	0.80mi
2735 Purington Ave Unit 201 Fort Worth, TX	2.0	1.0	1116	$1,200	$1.08	24d	1	0.90mi
2100 Belzise Ter Fort Worth, TX	4.0	2.5	1869	$2,045	$1.09	5d	1	0.91mi
2108 Belzise Ter Fort Worth, TX	4.0	2.5	1869	$1,950	$1.04	43d	1	0.92mi
2120 Belzise Ter Fort Worth, TX	4.0	2.5	1869	$1,945	$1.04	24d	1	0.93mi
1605 E Morphy St Fort Worth, TX	3.0	2.0	1090	$1,425	$1.31	2d	1	0.93mi
2124 Belzise Ter Fort Worth, TX	4.0	2.5	1869	$1,945	$1.04	19d	1	0.93mi
2104 Daniel St Fort Worth, TX	3.0	2.0	1440	$1,675	$1.16	43d	1	0.96mi
1516 E Maddox Ave Fort Worth, TX	3.0	2.0	1485	$1,895	$1.28	22d	1	0.98mi
1501 Avenue E Fort Worth, TX	4.0	2.5	1650	$2,195	$1.33	15d	1	1.01mi
1718 E Powell Ave Fort Worth, TX	2.0	1.5	930	$1,655	$1.78	43d	1	1.12mi
3731 Avenue M Unit M Fort Worth, TX	3.0	2.0	1425	$1,900	$1.33	22d	1	1.14mi
3140 View St Fort Worth, TX	3.0	1.0	1578	$2,000	$1.27	43d	1	1.14mi
1601 E Leuda St Fort Worth, TX	3.0	2.0	1197	$1,750	$1.46	43d	1	1.19mi
3816 Avenue N Fort Worth, TX	3.0	1.0	1108	$1,550	$1.40	5d	1	1.23mi
3921 Avenue H Unit H Fort Worth, TX	3.0	2.0	1064	$1,550	$1.46	6d	1	1.24mi
1521 E Cannon St Fort Worth, TX	2.0	2.0	1140	$1,600	$1.40	43d	1	1.24mi
912 Clairemont Ave Fort Worth, TX	2.0	1.0	936	$1,300	$1.39	43d	1	1.28mi
1327 E Baltimore Ave Fort Worth, TX	3.0	2.0	1426	$1,650	$1.16	24d	1	1.29mi
612 Luxton St Unit 202 Fort Worth, TX	2.0	1.0	900	$1,095	$1.22	43d	1	1.33mi
2701 Vogt St Fort Worth, TX	3.0	2.0	1090	$1,475	$1.35	14d	1	1.37mi
1608 E Robert St Fort Worth, TX	3.0	2.0	1028	$1,525	$1.48	6d	1	1.40mi
1228 E Leuda St Fort Worth, TX	3.0	2.0	1388	$2,100	$1.51	43d	1	1.40mi
2705 Belzise Ter Fort Worth, TX	2.0	2.0	1160	$1,450	$1.25	43d	1	1.42mi
1429 E Robert St Fort Worth, TX	3.0	2.0	1050	$1,350	$1.29	22d	1	1.46mi

Listing history 16 events

1. 2026-06-18
   days on market $236,000 Active 68 DOM
2. 2026-06-17
   days on market $236,000 Active 67 DOM
3. 2026-06-16
   days on market $236,000 Active 66 DOM
4. 2026-06-15
   days on market $236,000 Active 65 DOM
5. 2026-06-13
   days on market $236,000 Active 63 DOM
6. 2026-06-09
   days on market $236,000 Active 59 DOM
7. 2026-06-08
   days on market $236,000 Active 58 DOM
8. 2026-06-07
   days on market $236,000 Active 57 DOM
9. 2026-06-04
   days on market $236,000 Active 54 DOM
10. 2026-06-03
    days on market $236,000 Active 53 DOM
11. 2026-06-02
    days on market $236,000 Active 52 DOM
12. 2026-06-01
    days on market $236,000 Active 51 DOM
13. 2026-05-31
    days on market $236,000 Active 50 DOM
14. 2026-04-10
    listed $239,000 Active 648-char remark

    Show marketing remark (648 chars)

    Welcome to this charming three-bedroom, two-bath cottage with an additional two-bedroom loft and full bath upstairs. The living room features large windows for natural light and a beautiful enclosed fireplace that keeps the cozy charm of a traditional hearth. Enjoy new flooring throughout, a bright dining room with a chandelier, and a remodeled kitchen with granite countertops, new cabinets, a pantry, and a gas stove. A laundry room with washer dryer hookups adds convenience. Fresh interior paint makes the home move-in ready. With flexible space on both levels, this is a must-see property offering comfort, character, and room to grow.

15. 2024-02-02
    soldstatus
16. 2019-01-17
    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: $4,329 · $361/mo
• Projected year-2 tax: $4,329 · $361/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 8/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $19,456
• − Mortgage interest: −$13,220
• − Property taxes: −$4,329
• − Insurance: −$1,180
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$6,865
• Taxable loss: −$9,251
• Est. tax savings @ 24.0%: +$2,220
• After-tax cash flow: $-2,770/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): 22,228
• Household income: $45,770
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 884.0

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% Black 29% Two or more races 24% White 6%
• Hispanic origin (detail): Mexican 57%
• Foreign-born: 28% · Canada
• Languages at home: 44% English-only · Spanish 55% 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: ▲ 27.33%
• Current HPI: 219.2657
• 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

3 events — show timeline

• 2026-04-10 Listed $239,000 NTREIS
• 2024-02-02 Sold (Public Records) — Public Records
• 2019-01-17 Sold (Public Records) — Public Records

Property tax history

+10.9%/yr

Latest (2025): $4,329 · +231.3% YoY. Source: county tax records.