3931 Forbes St · Fort Worth, TX 76105

$195,000

3 bd · 1.0 ba · 924 sqft · SingleFamily public records · 103 Days on market

Built 1963 6,100 sqft lot $211/sqft · 22% above area Est $195k · 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).

• Appreciation +10.0/10.0
• Cash flow +9.5/30.0
• ARV discount +7.4/15.0
• Livability +4.0/5.0
• 1% rule +3.0/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Welcome to 3931 Forbes St, a charming 1,124 sq ft move-in ready home that offers comfort and plenty of outdoor space to enjoy. This ready to move in home is perfect for first time home buyers, downsizers or investors ready for that rental property. LOCATION, LOCATION, LOCATION Just 5–7 minutes from major freeways including Interstate 820 and Texas State Highway 183, making commuting around the DFW area quick and convenient. About 5 minutes to grocery stores like Walmart Neighborhood Market and for Entertainment 10 minutes from the NATIONALLY KNOWN SUNDANCE SQUARE and FORT WORTH STOCKYARDS. Not even mentioning all the restaurants and shopping around the area! Agents! Please bring your buyers and their offers! We are looking forward to work with you!

Key facts

• 6,100 sq ft lot
• Built 1963
• Listed 103 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (19.7% below list).
• Recommended offer: $157k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: 101 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 41% 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 $21k of equity ($1k loan paydown + $20k 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,642 (19.7% 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 103 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — 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: 0.80% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.98%
• DSCR: 0.87
• GRM: 10.4

CMA / ARV

• ARV (median comp): $194,755
• List price: $195,000
• Delta: 0.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3012 Hatcher St	0.47mi	3/1.0	950 (+3%)	2mo	$105,000	$111	71
4305 Crenshaw Ave	0.41mi	3/1.0	960 (+4%)	9mo	$195,000	$203	67
3841 Avenue M	0.59mi	3/1.0	971 (+5%)	1mo	$155,000	$160	63
3316 Hatcher St	0.51mi	3/1.0	964 (+4%)	8mo	$80,000	$83	62
3404 Griggs Ave	0.48mi	3/1.0	850 (-8%)	3mo	$215,000	$253	62
2720 Vogt St	0.25mi	3/1.0	1,040 (+13%)	8mo	$137,000	$132	60
2512 Campbell St	0.55mi	2/1.0 (-1)	860 (-7%)	1mo	$200,000	$233	57
4328 Strong Ave	0.45mi	3/1.0	828 (-10%)	6mo	$125,000	$151	56
3412 Thannisch Ave	0.59mi	3/1.0	832 (-10%)	2mo	$145,000	$174	54
3731 Ave Ave N	0.57mi	2/1.0 (-1)	832 (-10%)	1mo	$154,900	$186	51
3509 S Hughes Ave	0.64mi	3/1.0	1,054 (+14%)	6mo	$189,999	$180	41
3709 S Hughes Ave	0.70mi	3/2.0	1,040 (+13%)	5mo	$205,000	$197	38

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: 22.2%
• Equity multiple: 2.79×
• Total profit: $97,612
• Equity at exit: $175,671

10-year hold

• IRR: 19.9%
• Equity multiple: 6.39×
• Total profit: $294,316
• Equity at exit: $378,842

Cash invested: $54,600 (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: 101
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,566 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$269 /mo · $3,229/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $-135

Break-even live

Break-even rent $1,738

Max offer price $171,066

Occupancy floor —

Sensitivity live

Price	-10% $-25	-5% $-80	+0% $-135	+5% $-191	+10% $-246
Rent	-10% $-259	-5% $-197	+0% $-135	+5% $-74	+10% $-12
Rate	-1.0pp $-37	-0.5pp $-86	base $-135	+0.5pp $-186	+1.0pp $-237

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2701 Vogt St Fort Worth, TX	3.0	2.0	1090	$1,475	$1.35	15d	1	0.28mi
3421 Bright St Unit 3421 Fort Worth, TX	3.0	1.0	900	$1,375	$1.53	45d	1	0.43mi
4220 Ramey Ave Fort Worth, TX	2.0	1.0	832	$1,680	$2.02	7d	1	0.43mi
3536 S Littlejohn Ave Unit B Fort Worth, TX	2.0	1.0	762	$1,050	$1.38	45d	1	0.48mi
3816 Avenue N Fort Worth, TX	3.0	1.0	1108	$1,550	$1.40	7d	1	0.51mi
3758 Donalee St Fort Worth, TX	3.0	1.0	720	$1,395	$1.94	45d	1	0.58mi
2500 S Edgewood Ter Fort Worth, TX	1.0–3.0	1.0–2.5	1123	$1,895	$1.69	3d	34	0.64mi
4508 Wiman Dr Fort Worth, TX	3.0	2.0	1045	$1,564	$1.50	0d	1	0.73mi
3211 Bideker Ave Fort Worth, TX	2.0	1.0	844	$1,649	$1.95	45d	1	0.82mi
3921 Avenue H Unit H Fort Worth, TX	3.0	2.0	1064	$1,550	$1.46	8d	1	0.89mi
3983 Griggs Ct Fort Worth, TX	3.0	1.0	1062	$1,500	$1.41	0d	1	0.91mi
4336 Jana Dr Fort Worth, TX	3.0	1.0	1070	$1,650	$1.54	5d	1	0.98mi
3114 Avenue L Unit 3114 Fort Worth, TX	3.0	1.5	860	$1,350	$1.57	45d	1	1.05mi
2825 Bideker Ave Fort Worth, TX	3.0	1.0	900	$1,500	$1.67	26d	1	1.09mi
3300 Avenue H Fort Worth, TX	2.0	1.0	1050	$1,150	$1.10	45d	1	1.12mi
5011 Sunshine Dr Fort Worth, TX	2.0	1.0	813	$1,515	$1.86	26d	1	1.12mi
3302 Avenue H Unit 3300 Fort Worth, TX	2.0	1.0	1050	$1,150	$1.10	45d	1	1.12mi
5055 Virgil St Fort Worth, TX	3.0	2.0	1089	$1,650	$1.52	26d	1	1.21mi
3100 Avenue G Unit G Fort Worth, TX	2.0	1.0	1000	$850	$0.85	14d	1	1.28mi
3100 Avenue G Unit 200 Fort Worth, TX	2.0	1.0	1000	$750	$0.75	14d	1	1.28mi
2839 Avenue J Unit J Fort Worth, TX	3.0	1.5	1000	$1,455	$1.46	26d	1	1.30mi
2837 Avenue J Unit J Fort Worth, TX	3.0	1.5	1000	$1,455	$1.46	26d	1	1.30mi
912 Clairemont Ave Fort Worth, TX	2.0	1.0	936	$1,300	$1.39	45d	1	1.32mi
5336 Cottey St Fort Worth, TX	3.0	2.0	1045	$1,699	$1.63	45d	1	1.45mi
718 S Perkins St Unit B Fort Worth, TX	2.0	1.0	700	$950	$1.36	45d	1	1.46mi
2509 Spiller St Fort Worth, TX	2.0	1.0	720	$1,400	$1.94	45d	1	1.47mi
2509 Spiller St Fort Worth, TX	2.0	2.0	720	$1,300	$1.81	16d	1	1.47mi
2645 Canberra Ct Fort Worth, TX	2.0	1.0	750	$1,150	$1.53	45d	1	1.49mi
2128 R. W. Bivens Ln Fort Worth, TX	3.0	2.0	1045	$1,615	$1.55	15d	1	1.49mi

Listing history 29 events

1. 2026-06-21
   days on market $195,000 Active 103 DOM
2. 2026-06-18
   days on market $195,000 Active 100 DOM
3. 2026-06-17
   days on market $195,000 Active 99 DOM
4. 2026-06-16
   days on market $195,000 Active 98 DOM
5. 2026-06-15
   days on market $195,000 Active 97 DOM
6. 2026-06-13
   days on market $195,000 Active 95 DOM
7. 2026-06-09
   days on market $195,000 Active 91 DOM
8. 2026-06-08
   days on market $195,000 Active 90 DOM
9. 2026-06-07
   days on market $195,000 Active 89 DOM
10. 2026-06-04
    days on market $195,000 Active 86 DOM
11. 2026-06-03
    days on market $195,000 Active 85 DOM
12. 2026-06-02
    days on market $195,000 Active 84 DOM
13. 2026-06-02
    days on market $195,000 Active 83 DOM
14. 2026-05-31
    days on market $195,000 Active 82 DOM
15. 2026-05-16
    price $195,000 764-char remark

    Show marketing remark (764 chars)

    Welcome to 3931 Forbes St, a charming 1,124 sq ft move-in ready home that offers comfort and plenty of outdoor space to enjoy. This ready to move in home is perfect for first time home buyers, downsizers or investors ready for that rental property. LOCATION, LOCATION, LOCATION Just 5–7 minutes from major freeways including Interstate 820 and Texas State Highway 183, making commuting around the DFW area quick and convenient. About 5 minutes to grocery stores like Walmart Neighborhood Market and for Entertainment 10 minutes from the NATIONALLY KNOWN SUNDANCE SQUARE and FORT WORTH STOCKYARDS. Not even mentioning all the restaurants and shopping around the area! Agents! Please bring your buyers and their offers! We are looking forward to work with you!

16. 2026-03-05
    listed $199,999 Active 764-char remark

    Show marketing remark (764 chars)

    Welcome to 3931 Forbes St, a charming 1,124 sq ft move-in ready home that offers comfort and plenty of outdoor space to enjoy. This ready to move in home is perfect for first time home buyers, downsizers or investors ready for that rental property. LOCATION, LOCATION, LOCATION Just 5–7 minutes from major freeways including Interstate 820 and Texas State Highway 183, making commuting around the DFW area quick and convenient. About 5 minutes to grocery stores like Walmart Neighborhood Market and for Entertainment 10 minutes from the NATIONALLY KNOWN SUNDANCE SQUARE and FORT WORTH STOCKYARDS. Not even mentioning all the restaurants and shopping around the area! Agents! Please bring your buyers and their offers! We are looking forward to work with you!

17. 2026-01-28
    historical
18. 2025-11-07
    price $199,000
19. 2025-08-18
    price $220,000
20. 2025-07-28
    listed $235,000 Active
21. 2020-09-04
    soldstatus
22. 2020-08-28
    soldstatus Sold
23. 2020-08-14
    status Pending
24. 2020-08-04
    price $124,900
25. 2020-07-24
    listed $129,900 Active
26. 2020-07-21
    soldstatus
27. 2020-07-17
    soldstatus Sold
28. 2020-07-09
    status Pending
29. 2020-07-03
    listed $99,900 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: $3,229 · $269/mo
• Projected year-2 tax: $3,568 · $297/mo
• Expected delta: +$339/yr (+$28/mo · 10.5%)

ⓘ 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 ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $18,797
• − Mortgage interest: −$10,923
• − Property taxes: −$3,229
• − Insurance: −$975
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$5,673
• Taxable loss: −$5,010
• Est. tax savings @ 24.0%: +$1,203
• After-tax cash flow: $-423/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

+95.2% since first listed

15 events — show timeline

• 2026-05-16 Price Changed $195,000 NTREIS
• 2026-03-05 Listed $199,999 NTREIS
• 2026-01-28 Listing Removed — NTREIS
• 2025-11-07 Price Changed $199,000 NTREIS
• 2025-08-18 Price Changed $220,000 NTREIS
• 2025-07-28 Listed $235,000 NTREIS
• 2020-09-04 Sold (Public Records) — Public Records
• 2020-08-28 Sold (MLS) — NTREIS
• 2020-08-14 Pending — NTREIS
• 2020-08-04 Price Changed $124,900 NTREIS
• 2020-07-24 Listed $129,900 NTREIS
• 2020-07-21 Sold (Public Records) — Public Records
• 2020-07-17 Sold (MLS) — NTREIS
• 2020-07-09 Pending — NTREIS
• 2020-07-03 Listed $99,900 NTREIS

Property tax history

+12.1%/yr

Latest (2025): $3,229 · +0.4% YoY. Source: county tax records.