2915 La Salle St · Fort Worth, TX 76131

$312,000

4 bd · 2.0 ba · 1,660 sqft · Land · 38 Days on market

Built 2025 5,140 sqft lot $188/sqft · 6% above area Est $293k · 6% over

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Why this score? — see what drove the F 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 +8.2/30.0
• ARV discount +4.6/15.0
• Livability +4.0/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime Residential Lot in Established Fort Worth Neighborhood – Build Your Dream Home! Fantastic opportunity to own a residential vacant lot in a mature, well-established Fort Worth community! This build-ready lot is located just off Hwy-121, offering quick and easy access to other major highways and everyday conveniences. Positioned directly across the street from an elementary school, this lot sits in a friendly, neighborhood-focused community—perfect for families or anyone looking to build in a welcoming environment with long-time residents and mature surroundings. Enjoy unbeatable location perks—this property is less than 5 minutes from Downtown Fort Worth and the Historic Stockyards, walking distance from Top Golf and only 15 minutes from AT&T Stadium, home of the Dallas Cowboys and countless year-round events. Whether you're an investor, builder, or future homeowner, this lot is ready for your vision. Utilities are nearby and the land is prepped for development. Key Highlights: Spacious residential lot in an established community Across from local elementary school Easy access to Hwy-121, I-35W & I-30 Less than 5 minutes to Downtown Fort Worth & Stockyards Only 15 minutes to AT&T Stadium in Arlington Close to parks, schools, shopping, and dining Great for new home construction or investment Bring your plans and start building—this rare lot is ready for its next chapter!

Key facts

• Riverside district
• Open-concept layout
• 5,140 sq ft lot

Tags

• RIVERSIDE DISTRICT
• QUICK ACCESS TO TRINITY RIVER
• OPEN-CONCEPT LAYOUT

Property features AI

Finance

• Other: Municipal Utility District: No; Possession at closing/funding; Special listing condition: Builder
• Financial info: Acceptable financing: Cash, Conventional, FHA, USDA Loan, 1031 Exchange
• HOA & community: No association

Exterior

• Parking: Attached garage with direct access; 2 covered garage spaces; Driveway; Garage door opener; Garage dimensions approx. 21' wide x 20' deep x 9' high
• Utilities: City water; City sewer; Electricity connected; Underground utilities
• Home design: Single family residence; New construction completed in 2025; One story
• Construction: Board & batten siding; Composition roof; Slab foundation; Year built 2025 (new construction - complete)
• Exterior features: Fenced yard with privacy wood fencing; Landscaped; Large backyard with grass; Sprinkler system; Interior lot; Subdivision setting; Community mailbox

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Breakfast bar; Built-in cabinets; Kitchen island; Granite countertops; Pantry / walk-in pantry; Eat-in kitchen
• Bedrooms: Primary bedroom (Level 1) with custom closet system and walk-in closet; Three additional bedrooms (Level 1)
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Decorative lighting; Eat-in kitchen; Granite counters; High speed internet available; Kitchen island; Pantry; Walk-in closets; One living area; One dining area; Room count: 8; Levels: One
• Laundry & utility: Separate utility room (6 x 8)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $312k.

Deal economics

• At list price, monthly cash flow is $-296 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (24.5% below list).
• Recommended offer: $235k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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 soft (-0.2%/yr); 478 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $9k 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 38 days — a 3% lower offer ($303k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,417 (24.5% 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 38 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.75% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.07%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (median comp): $293,299
• List price: $312,000
• Delta: 6.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -26.5%
• Equity multiple: 0.13×
• Total profit: $-76,296
• Equity at exit: $46,520

10-year hold

• IRR: -38.4%
• Equity multiple: -0.34×
• Total profit: $-117,261
• Equity at exit: $26,976

Cash invested: $87,360 (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 76131

• Home prices YoY: -15.6%
• Rents YoY: -0.2%
• Active inventory: 478
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,354 high
• Mortgage (P&I): −$1,636
• Tax est. 1.5%: −$390 /mo · $4,680/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-296

Break-even live

Break-even rent $2,729

Max offer price $269,116

Occupancy floor —

Sensitivity live

Price	-10% $-81	-5% $-189	+0% $-296	+5% $-404	+10% $-512
Rent	-10% $-482	-5% $-389	+0% $-296	+5% $-203	+10% $-110
Rate	-1.0pp $-139	-0.5pp $-217	base $-296	+0.5pp $-377	+1.0pp $-459

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: $78,000
• Closing costs: $9,360
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1941 Glenmore Ave Fort Worth, TX	4.0	2.5	1994	$2,995	$1.50	21d	1	1.33mi
328 Wayne St Fort Worth, TX	4.0	2.0	1276	$1,850	$1.45	8d	1	1.37mi
1824 Carver Ave Fort Worth, TX	3.0	2.0	1300	$1,699	$1.31	26d	1	1.39mi
313 Clarence St Unit Clarence 315 Fort Worth, TX	3.0	2.0	1299	$1,950	$1.50	45d	1	1.39mi
520 Samuels Ave Fort Worth, TX	3.0	1.0–2.0	1073	$2,390	$2.23	0d	14	1.40mi
969 Commerce St Fort Worth, TX	1.0–3.0	1.0–3.0	1425	$8,849	$6.21	0d	67	1.42mi
1032 E Tucker St Fort Worth, TX	3.0	2.0	1796	$2,100	$1.17	17d	1	1.47mi

Listing history 23 events

1. 2026-06-21
   days on market $312,000 Active 38 DOM
2. 2026-06-18
   days on market $312,000 Active 35 DOM
3. 2026-06-17
   days on market $312,000 Active 34 DOM
4. 2026-06-16
   days on market $312,000 Active 33 DOM
5. 2026-06-15
   days on market $312,000 Active 32 DOM
6. 2026-06-13
   days on market $312,000 Active 30 DOM
7. 2026-06-10
   price $312,000 Active 26 DOM
8. 2026-06-09
   days on market $324,000 Active 26 DOM
9. 2026-06-08
   days on market $324,000 Active 25 DOM
10. 2026-06-07
    days on market $324,000 Active 24 DOM
11. 2026-06-04
    days on market $324,000 Active 21 DOM
12. 2026-06-03
    days on market $324,000 Active 20 DOM
13. 2026-06-02
    days on market $324,000 Active 19 DOM
14. 2026-06-01
    days on market $324,000 Active 18 DOM
15. 2026-05-31
    days on market $324,000 Active 17 DOM
16. 2026-05-14
    listed $324,000 Active 968-char remark
17. 2025-12-01
    soldstatus
18. 2025-11-25
    soldstatus Closed 1475-char remark

    Show marketing remark (1475 chars)

    Prime Residential Lot in Established Fort Worth Neighborhood – Build Your Dream Home! Fantastic opportunity to own a residential vacant lot in a mature, well-established Fort Worth community! This build-ready lot is located just off Hwy-121, offering quick and easy access to other major highways and everyday conveniences. Positioned directly across the street from an elementary school, this lot sits in a friendly, neighborhood-focused community—perfect for families or anyone looking to build in a welcoming environment with long-time residents and mature surroundings. Enjoy unbeatable location perks—this property is less than 5 minutes from Downtown Fort Worth and the Historic Stockyards, walking distance from Top Golf and only 15 minutes from AT&T Stadium, home of the Dallas Cowboys and countless year-round events. Whether you're an investor, builder, or future homeowner, this lot is ready for your vision. Utilities are nearby and the land is prepped for development. Key Highlights: Spacious residential lot in an established community Across from local elementary school Easy access to Hwy-121, I-35W & I-30 Less than 5 minutes to Downtown Fort Worth & Stockyards Only 15 minutes to AT&T Stadium in Arlington Close to parks, schools, shopping, and dining Great for new home construction or investment Bring your plans and start building—this rare lot is ready for its next chapter!

19. 2025-04-22
    status Pending 1475-char remark

    Show marketing remark (1475 chars)

    Prime Residential Lot in Established Fort Worth Neighborhood – Build Your Dream Home! Fantastic opportunity to own a residential vacant lot in a mature, well-established Fort Worth community! This build-ready lot is located just off Hwy-121, offering quick and easy access to other major highways and everyday conveniences. Positioned directly across the street from an elementary school, this lot sits in a friendly, neighborhood-focused community—perfect for families or anyone looking to build in a welcoming environment with long-time residents and mature surroundings. Enjoy unbeatable location perks—this property is less than 5 minutes from Downtown Fort Worth and the Historic Stockyards, walking distance from Top Golf and only 15 minutes from AT&T Stadium, home of the Dallas Cowboys and countless year-round events. Whether you're an investor, builder, or future homeowner, this lot is ready for your vision. Utilities are nearby and the land is prepped for development. Key Highlights: Spacious residential lot in an established community Across from local elementary school Easy access to Hwy-121, I-35W & I-30 Less than 5 minutes to Downtown Fort Worth & Stockyards Only 15 minutes to AT&T Stadium in Arlington Close to parks, schools, shopping, and dining Great for new home construction or investment Bring your plans and start building—this rare lot is ready for its next chapter!

20. 2025-04-15
    listed $55,000 Active 1475-char remark

    Show marketing remark (1475 chars)

    Prime Residential Lot in Established Fort Worth Neighborhood – Build Your Dream Home! Fantastic opportunity to own a residential vacant lot in a mature, well-established Fort Worth community! This build-ready lot is located just off Hwy-121, offering quick and easy access to other major highways and everyday conveniences. Positioned directly across the street from an elementary school, this lot sits in a friendly, neighborhood-focused community—perfect for families or anyone looking to build in a welcoming environment with long-time residents and mature surroundings. Enjoy unbeatable location perks—this property is less than 5 minutes from Downtown Fort Worth and the Historic Stockyards, walking distance from Top Golf and only 15 minutes from AT&T Stadium, home of the Dallas Cowboys and countless year-round events. Whether you're an investor, builder, or future homeowner, this lot is ready for your vision. Utilities are nearby and the land is prepped for development. Key Highlights: Spacious residential lot in an established community Across from local elementary school Easy access to Hwy-121, I-35W & I-30 Less than 5 minutes to Downtown Fort Worth & Stockyards Only 15 minutes to AT&T Stadium in Arlington Close to parks, schools, shopping, and dining Great for new home construction or investment Bring your plans and start building—this rare lot is ready for its next chapter!

21. 2018-01-16
    status Pending
22. 2018-01-15
    historical
23. 2018-01-02
    listed $35,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,250
• − Mortgage interest: −$17,477
• − Property taxes: −$4,680
• − Insurance: −$1,560
• − Repairs & maintenance: −$2,260
• − Management: −$2,260
• − Depreciation: −$9,076
• Taxable loss: −$9,063
• Est. tax savings @ 24.0%: +$2,175
• After-tax cash flow: $-1,381/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): 56,322
• Household income: $108,694
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 1805.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 42% Hispanic / Latino 27% Black 14% Two or more races 12% Asian 12%
• Hispanic origin (detail): Mexican 19% Puerto Rican 4%
• Common ancestry: Lithuanian 1% Slovak 1% Iranian 1%
• Foreign-born: 16% · Canada, Vietnam, India
• Languages at home: 67% English-only · Spanish 18% Other Indo-European 6% Vietnamese 2%

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: ▼ -46.06%
• Current HPI: 249.22
• Rent YoY: ▼ -0.17%
• 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

+791.4% since first listed

9 events — show timeline

• 2026-06-09 Price Changed $312,000 NTREIS
• 2026-05-14 Listed $324,000 NTREIS
• 2025-12-01 Sold (Public Records) — Public Records
• 2025-11-25 Sold (MLS) — NTREIS
• 2025-04-22 Pending — NTREIS
• 2025-04-15 Listed $55,000 NTREIS
• 2018-01-16 Pending — NTREIS
• 2018-01-15 Listing Removed — NTREIS
• 2018-01-02 Listed $35,000 NTREIS

Property tax history

-3.0%/yr

Latest (2025): $524 · -2.4% YoY. Source: county tax records.