3233 Evans Ave · Fort Worth, TX 76110

$110,000

3 bd · 1.0 ba · 762 sqft · SingleFamily public records · 51 Days on market

Built 1949 6,360 sqft lot $144/sqft · 11% below area Est $123k · 11% under ↓ 19% 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
• ARV discount +12.4/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention Investors! Tenant Occupied on Month to Month Lease. No showings without an appointment, call listing agent. Do not disturb the tenant. Whether you’re searching for your next rehab project or prefer a property with a tenant currently in place, this home checks the boxes. Don’t miss this opportunity to add an affordable priced, strong-performing property to your rental portfolio. This property offers immediate rental income and hassle-free ownership from day one. Offered at an excellent price in a rapidly developing neighborhood. This 2-bedroom, 1-bathroom home is located in the sought-after Morningside Park area of Fort Worth—just minutes from I-35, Downtown Fort Worth, and the Medical District. The area is experiencing significant revitalization with renovations and value-added improvements driving appreciation. Highlights include spacious bedrooms, a large backyard perfect for entertaining or future expansions or upgrades, and a strong location with long-term growth potential. With some TLC, this property can be transformed into a true gem. Don’t miss your chance to invest in one of Fort Worth’s fastest-growing areas. Schedule a showing today to explore its full potential! Property is Sold As-Is. All information is deemed reliable but not garanteed. Buyer to verify all information. Agents please leave a business card.

Key facts

• Large backyard
• Strong location
• 6,360 sq ft lot

Tags

• IMMEDIATE RENTAL INCOME
• LARGE BACKYARD
• STRONG LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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; 151 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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 + 0.7% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: built in 1949 — 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.39% ✓
• Cap rate: 11.27%
• Cash-on-cash: 17.79%
• DSCR: 1.79
• GRM: 6.0

CMA / ARV

• ARV (median comp): $123,496
• List price: $110,000
• Delta: -10.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1016 E Shaw St	0.21mi	2/1.0 (-1)	722 (-5%)	20mo	$156,000	$216	60
1104 E Shaw St	0.24mi	2/1.0 (-1)	720 (-6%)	22mo	$114,900	$160	56
3700 S Main St	0.74mi	2/1.0 (-1)	790 (+4%)	1mo	$150,000	$190	54
3265 Todd Ave	0.33mi	2/1.0 (-1)	710 (-7%)	20mo	$114,900	$162	52
953 E Lowden St	0.44mi	2/1.0 (-1)	860 (+13%)	4mo	$115,000	$134	49
905 Vicki Ln	0.25mi	3/1.0	868 (+14%)	20mo	$117,000	$135	48
809 E Cantey St	0.55mi	2/1.0 (-1)	746 (-2%)	23mo	$189,000	$253	47
3637 Saint Louis Ave	0.73mi	2/1.0 (-1)	820 (+8%)	6mo	$75,000	$91	43
3724 S Fwy	0.66mi	2/1.0 (-1)	864 (+13%)	12mo	$99,900	$116	32

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 · 0.7% rent growth · sell at horizon

5-year hold

• IRR: 6.7%
• Equity multiple: 1.25×
• Total profit: $7,812
• Equity at exit: $16,401

10-year hold

• IRR: 13.9%
• Equity multiple: 2.00×
• Total profit: $30,768
• Equity at exit: $9,511

Cash invested: $30,800 (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 76110

• Rents YoY: 0.7%
• Active inventory: 151
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,528 high
• Mortgage (P&I): −$577
• Tax from tax record: −$128 /mo · $1,532/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $457

Break-even live

Break-even rent $950

Max offer price $110,000

Occupancy floor 65%

Sensitivity live

Price	-10% $519	-5% $488	+0% $457	+5% $425	+10% $394
Rent	-10% $336	-5% $396	+0% $457	+5% $517	+10% $577
Rate	-1.0pp $512	-0.5pp $484	base $457	+0.5pp $428	+1.0pp $399

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3233 New York Ave Fort Worth, TX	3.0	1.0	1040	$1,400	$1.35	3d	1	0.15mi
2900 South Fwy Fort Worth, TX	1.0–2.0	1.0	635	$1,200	$1.89	0d	14	0.41mi
809 Glen Garden Dr Fort Worth, TX	2.0	1.0	959	$1,295	$1.35	4d	1	0.46mi
1212 Lowden Cir Fort Worth, TX	2.0	1.0	890	$970	$1.09	44d	1	0.55mi
1037 Colvin St Fort Worth, TX	2.0	1.0	1092	$1,500	$1.37	20d	1	0.73mi
1011 Marion Ave Fort Worth, TX	2.0	1.0	1000	$1,400	$1.40	44d	1	0.89mi
2901 Travis Ave Fort Worth, TX	1.0–2.0	1.0–2.0	975	$1,340	$1.37	25d	5	0.91mi
2730 S Jennings Ave Fort Worth, TX	2.0	1.0	800	$1,050	$1.31	16d	1	0.92mi
2730 S Jennings Ave Unit 100 Fort Worth, TX	2.0	1.0	800	$1,050	$1.31	20d	1	0.92mi
921 E Ramsey Ave Fort Worth, TX	2.0	1.0	828	$1,450	$1.75	25d	1	0.93mi
1304 Meriweather Ave Fort Worth, TX	2.0	1.0	686	$1,125	$1.64	44d	1	0.98mi
1306 Meriwether Ave Fort Worth, TX	2.0	1.0	686	$1,250	$1.82	4d	1	0.98mi
4004 Fair Park Blvd Fort Worth, TX	2.0	1.0	680	$1,195	$1.76	23d	1	0.99mi
1429 E Robert St Fort Worth, TX	3.0	2.0	1050	$1,350	$1.29	23d	1	1.04mi
3500 College Ave Fort Worth, TX	3.0	1.0	1012	$1,650	$1.63	44d	1	1.08mi
1216 E Powell Ave Fort Worth, TX	3.0	1.0	674	$1,349	$2.00	0d	1	1.09mi
1608 E Robert St Fort Worth, TX	3.0	2.0	1028	$1,525	$1.48	7d	1	1.11mi
2939 S Adams St Fort Worth, TX	2.0	1.0	800	$1,195	$1.49	44d	1	1.12mi
2201 E Berry St Unit 0211 Fort Worth, TX	2.0	1.0	795	$1,200	$1.51	18d	1	1.12mi
1215 Lowe St Fort Worth, TX	2.0	1.0	680	$1,250	$1.84	16d	1	1.18mi
1016 E Arlington Ave Unit C Fort Worth, TX	2.0	1.0	918	$995	$1.08	18d	1	1.23mi
1718 E Powell Ave Fort Worth, TX	2.0	1.5	930	$1,655	$1.78	44d	1	1.39mi
1200 E Seminary Dr Fort Worth, TX	2.0–3.0	1.0–2.0	925	$1,625	$1.76	16d	7	1.46mi
809 E Broadus Ave Fort Worth, TX	2.0	1.0	674	$1,700	$2.52	25d	1	1.46mi
807 E Broadus Ave Fort Worth, TX	2.0	1.0	673	$1,700	$2.53	25d	1	1.46mi

Listing history 7 events

1. 2026-04-05
   listed $110,000 Active 1381-char remark

   Show marketing remark (1381 chars)

   Attention Investors! Tenant Occupied on Month to Month Lease. No showings without an appointment, call listing agent. Do not disturb the tenant. Whether you’re searching for your next rehab project or prefer a property with a tenant currently in place, this home checks the boxes. Don’t miss this opportunity to add an affordable priced, strong-performing property to your rental portfolio. This property offers immediate rental income and hassle-free ownership from day one. Offered at an excellent price in a rapidly developing neighborhood. This 2-bedroom, 1-bathroom home is located in the sought-after Morningside Park area of Fort Worth—just minutes from I-35, Downtown Fort Worth, and the Medical District. The area is experiencing significant revitalization with renovations and value-added improvements driving appreciation. Highlights include spacious bedrooms, a large backyard perfect for entertaining or future expansions or upgrades, and a strong location with long-term growth potential. With some TLC, this property can be transformed into a true gem. Don’t miss your chance to invest in one of Fort Worth’s fastest-growing areas. Schedule a showing today to explore its full potential! Property is Sold As-Is. All information is deemed reliable but not garanteed. Buyer to verify all information. Agents please leave a business card.

2. 2026-02-18
   historical
3. 2025-11-21
   price $125,000
4. 2025-10-14
   status Active
5. 2025-10-06
   historical Active Option Contract
6. 2025-08-21
   listed $135,000 Active
7. 1996-08-14
   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: $1,532 · $128/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$481/yr (+$40/mo · 31.4%)

ⓘ 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: $18,333
• − Mortgage interest: −$6,162
• − Property taxes: −$1,532
• − Insurance: −$550
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − Depreciation: −$3,200
• Taxable income: $3,955
• Est. tax owed @ 24.0%: −$949
• After-tax cash flow: $4,529/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): 33,441
• Household income: $69,790
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 1471.0

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% White 30% Two or more races 24% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 57%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 26% · Canada, China
• Languages at home: 45% English-only · Spanish 52% Other Asian/Pacific 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: ▼ -194.46%
• Current HPI: 274.8888
• Rent YoY: ▲ 0.70%
• 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

-18.5% since first listed

7 events — show timeline

• 2026-04-05 Listed $110,000 NTREIS
• 2026-02-18 Listing Removed — NTREIS
• 2025-11-21 Price Changed $125,000 NTREIS
• 2025-10-14 Relisted — NTREIS
• 2025-10-06 Contingent — NTREIS
• 2025-08-21 Listed $135,000 NTREIS
• 1996-08-14 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,532 · -15.3% YoY. Source: county tax records.