2670 Strong Ave · Fort Worth, TX 76105

$135,000

3 bd · 1.0 ba · 754 sqft · SingleFamily public records · 38 Days on market

Built 1949 7,275 sqft lot $179/sqft · at area comps Est $132k · at est. ↓ 7% since listing

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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 +23.4/30.0
• Appreciation +10.0/10.0
• DSCR +7.5/10.0
• ARV discount +6.6/15.0
• 1% rule +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Tons of potential on this Investor Special! This 4 bedroom, 1 bath home is a great opportunity for all investors or anyone looking to add to their rental portfolio. With just a little TLC, this home could be transformed into a great income producing property or affordable starter home. Selling AS-IS, seller will make no repairs. No blind offers. Cash or conventional investment financing only.

Key facts

• 7,275 sq ft lot
• Built 1949
• Listed 38 days

Property features AI

Finance

• Other: Possession at closing/funding; Property listed as residential single-family; Property is not attached and has no accessibility features listed
• Financial info: Listing terms: Cash or Conventional; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking
• Utilities: City water; City sewer; Electricity available and connected; Cable available
• Home design: Single-family residence; Residential property; One story
• Construction: Built in 1949; Shingle roof; Pillar/post/pier foundation
• Exterior features: Lot under 0.5 acre (approximately 0.167 acre); Subdivision: Wesleyan Hills

Interior

• Kitchen: No appliances included
• Bedrooms: 4 bedrooms (primary bedroom on main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Cable TV available; High-speed internet available; One living area; One dining area; Three total rooms; One level
• Laundry & utility: No specific laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 99 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 39% 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 $14k of equity ($933 loan paydown + $14k appreciation (10.0% local appreciation)).
• Tarrant County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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: 1.09% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.94%
• DSCR: 1.35
• GRM: 7.6

CMA / ARV

• ARV (median comp): $132,216
• List price: $135,000
• Delta: 2.11%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3109 S Wesleyan Dr	0.09mi	2/1.0 (-1)	809 (+7%)	4mo	$159,000	$197	75
2815 Thannisch Ave	0.11mi	3/1.0	773 (+2%)	20mo	$127,500	$165	74
3217 S Wesleyan Dr	0.18mi	2/1.0 (-1)	780 (+3%)	20mo	$147,500	$189	64
3412 Thannisch Ave	0.63mi	3/1.0	832 (+10%)	2mo	$145,000	$174	52
3109 Avenue L	0.75mi	2/1.0 (-1)	799 (+6%)	12mo	$185,000	$232	40
2417 Spiller St	0.55mi	3/1.0	864 (+15%)	23mo	$195,000	$226	31

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: 30.1%
• Equity multiple: 3.37×
• Total profit: $89,474
• Equity at exit: $121,619

10-year hold

• IRR: 26.1%
• Equity multiple: 7.64×
• Total profit: $250,979
• Equity at exit: $262,275

Cash invested: $37,800 (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 76105

• Home prices YoY: 14.2%
• Active inventory: 99
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,477 high
• Mortgage (P&I): −$708
• Tax from tax record: −$153 /mo · $1,833/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $250

Break-even live

Break-even rent $1,161

Max offer price $135,000

Occupancy floor 78%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2825 Bideker Ave Fort Worth, TX	3.0	1.0	900	$1,500	$1.67	24d	1	0.28mi
2645 Canberra Ct Fort Worth, TX	2.0	1.0	750	$1,150	$1.53	43d	1	0.35mi
2509 Spiller St Fort Worth, TX	2.0	2.0	720	$1,300	$1.81	14d	1	0.48mi
2509 Spiller St Fort Worth, TX	2.0	1.0	720	$1,400	$1.94	43d	1	0.48mi
3211 Bideker Ave Fort Worth, TX	2.0	1.0	844	$1,649	$1.95	43d	1	0.49mi
3114 Avenue L Unit 3114 Fort Worth, TX	3.0	1.5	860	$1,350	$1.57	43d	1	0.73mi
2837 Avenue J Unit J Fort Worth, TX	3.0	1.5	1000	$1,455	$1.46	24d	1	0.81mi
2839 Avenue J Unit J Fort Worth, TX	3.0	1.5	1000	$1,455	$1.46	24d	1	0.81mi
3536 S Littlejohn Ave Unit B Fort Worth, TX	2.0	1.0	762	$1,050	$1.38	43d	1	0.82mi
1718 E Powell Ave Fort Worth, TX	2.0	1.5	930	$1,655	$1.78	43d	1	0.89mi
2201 E Berry St Unit 0211 Fort Worth, TX	2.0	1.0	795	$1,200	$1.51	16d	1	0.94mi
1608 E Robert St Fort Worth, TX	3.0	2.0	1028	$1,525	$1.48	6d	1	0.97mi
3421 Bright St Unit 3421 Fort Worth, TX	3.0	1.0	900	$1,375	$1.53	43d	1	0.97mi
3100 Avenue G Unit G Fort Worth, TX	2.0	1.0	1000	$850	$0.85	12d	1	1.00mi
3100 Avenue G Unit 200 Fort Worth, TX	2.0	1.0	1000	$750	$0.75	12d	1	1.01mi
3300 Avenue H Fort Worth, TX	2.0	1.0	1050	$1,150	$1.10	43d	1	1.02mi
3302 Avenue H Unit 3300 Fort Worth, TX	2.0	1.0	1050	$1,150	$1.10	43d	1	1.03mi
1429 E Robert St Fort Worth, TX	3.0	2.0	1050	$1,350	$1.29	22d	1	1.10mi
2701 Vogt St Fort Worth, TX	3.0	2.0	1090	$1,475	$1.35	13d	1	1.14mi
3816 Avenue N Fort Worth, TX	3.0	1.0	1108	$1,550	$1.40	5d	1	1.19mi
3758 Donalee St Fort Worth, TX	3.0	1.0	720	$1,395	$1.94	43d	1	1.24mi
1605 E Morphy St Fort Worth, TX	3.0	2.0	1090	$1,425	$1.31	2d	1	1.34mi
1216 E Powell Ave Fort Worth, TX	3.0	1.0	674	$1,375	$2.04	6d	1	1.45mi
3921 Avenue H Unit H Fort Worth, TX	3.0	2.0	1064	$1,550	$1.46	6d	1	1.47mi
1212 Lowden Cir Fort Worth, TX	2.0	1.0	890	$970	$1.09	43d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $135,000 Active 38 DOM
2. 2026-06-17
   days on market $135,000 Active 37 DOM
3. 2026-06-16
   days on market $135,000 Active 36 DOM
4. 2026-06-15
   days on market $135,000 Active 35 DOM
5. 2026-06-13
   days on market $135,000 Active 33 DOM
6. 2026-06-09
   days on market $135,000 Active 29 DOM
7. 2026-06-08
   days on market $135,000 Active 28 DOM
8. 2026-06-07
   days on market $135,000 Active 27 DOM
9. 2026-06-04
   days on market $135,000 Active 24 DOM
10. 2026-06-03
    days on market $135,000 Active 23 DOM
11. 2026-06-02
    days on market $135,000 Active 22 DOM
12. 2026-06-02
    price $135,000 Active 21 DOM
13. 2026-06-01
    days on market $145,000 Active 21 DOM
14. 2026-05-31
    days on market $145,000 Active 20 DOM
15. 2026-05-11
    listed $145,000 Active 395-char remark
16. 2019-08-06
    soldstatus
17. 2019-04-09
    soldstatus
18. 2019-04-05
    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: $1,833 · $153/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$637/yr (+$53/mo · 34.8%)

ⓘ 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 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: $17,730
• − Mortgage interest: −$7,562
• − Property taxes: −$1,833
• − Insurance: −$675
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$3,927
• Taxable income: $895
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $2,788/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

-6.9% since first listed

5 events — show timeline

• 2026-06-01 Price Changed $135,000 NTREIS
• 2026-05-11 Listed $145,000 NTREIS
• 2019-08-06 Sold (Public Records) — Public Records
• 2019-04-09 Sold (Public Records) — Public Records
• 2019-04-05 Sold (Public Records) — Public Records

Property tax history

+9.5%/yr

Latest (2025): $1,833 · -2.4% YoY. Source: county tax records.