3841 Avenue M · Fort Worth, TX 76105

$155,000

3 bd · 1.0 ba · 971 sqft · SingleFamily public records · 124 Days on market

Built 1950 4,487 sqft lot $160/sqft · 13% below area Est $179k · 13% under

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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 +16.3/30.0
• ARV discount +13.4/15.0
• Appreciation +10.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Welcome to 3841 Avenue M in Fort Worth! This 3-bedroom, 1-bath home sits on a spacious corner lot and offers an oversized yard—perfect for a first-time homebuyer looking for room to grow, entertain, or customize their outdoor space. The gated yard provides the opportunity to extend the driveway with access to the backyard, ideal for additional parking, a workshop, or future improvements. Bring your vision and transform this property into your dream home. Conveniently located just a 4-minute drive from Texas Wesleyan University, with easy access to shopping and major highways. Situated on approximately .20 of an acre, this home offers both space and potential in a desirable location. Homes like this don’t last long—schedule your tour today!

Key facts

• Oversized yard
• Access to backyard
• Desirable location

Tags

• CORNER LOT
• OVERSIZED YARD
• GATED YARD
• ACCESS TO BACKYARD
• DESIRABLE LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 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 $17k of equity ($1k loan paydown + $16k 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 $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.00% ✓
• Cap rate: 6.95%
• Cash-on-cash: 2.33%
• DSCR: 1.10
• GRM: 8.3

CMA / ARV

• ARV (median comp): $178,560
• List price: $155,000
• Delta: -13.19%
• 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
3841 Avenue M	0.00mi	3/1.0	971 (0%)	1mo	$155,000	$160	99
3613 Avenue K	0.31mi	3/2.0	1,000 (+3%)	1mo	$229,000	$229	76
3731 Ave Ave N	0.13mi	2/1.0 (-1)	832 (-14%)	1mo	$154,900	$186	64
2720 Vogt St	0.39mi	3/1.0	1,040 (+7%)	8mo	$137,000	$132	63
4305 Crenshaw Ave	0.64mi	3/1.0	960 (-1%)	9mo	$195,000	$203	60
2512 Campbell St	0.41mi	2/1.0 (-1)	860 (-11%)	1mo	$200,000	$233	56
4001 E Rosedale St	0.48mi	2/1.0 (-1)	1,032 (+6%)	10mo	$100,000	$97	53
1113 S Chicago Ave	0.56mi	3/1.0	1,060 (+9%)	8mo	$173,900	$164	52
1212 S Sargent St	0.55mi	3/1.0	864 (-11%)	8mo	$182,500	$211	49
3671 Forbes St	0.61mi	3/1.0	1,100 (+13%)	4mo	$189,000	$172	46
1017 S Newark Ave	0.63mi	3/1.5	864 (-11%)	10mo	$200,000	$231	42
4321 Avenue J	0.58mi	3/2.5	1,080 (+11%)	11mo	$150,000	$139	39

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: 26.0%
• Equity multiple: 3.07×
• Total profit: $89,864
• Equity at exit: $139,636

10-year hold

• IRR: 22.8%
• Equity multiple: 7.00×
• Total profit: $260,540
• Equity at exit: $301,131

Cash invested: $43,400 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,555 high
• Mortgage (P&I): −$813
• Tax from tax record: −$267 /mo · $3,201/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $84

Break-even live

Break-even rent $1,448

Max offer price $155,000

Occupancy floor 90%

Sensitivity live

Price	-10% $172	-5% $128	+0% $84	+5% $41	+10% $-3
Rent	-10% $-38	-5% $23	+0% $84	+5% $146	+10% $207
Rate	-1.0pp $162	-0.5pp $124	base $84	+0.5pp $44	+1.0pp $3

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3816 Avenue N Fort Worth, TX	3.0	1.0	1108	$1,550	$1.40	5d	1	0.15mi
3921 Avenue H Unit H Fort Worth, TX	3.0	2.0	1064	$1,550	$1.46	6d	1	0.27mi
2701 Vogt St Fort Worth, TX	3.0	2.0	1090	$1,475	$1.35	14d	1	0.37mi
4220 Ramey Ave Fort Worth, TX	2.0	1.0	832	$1,680	$2.02	5d	1	0.41mi
3536 S Littlejohn Ave Unit B Fort Worth, TX	2.0	1.0	762	$1,050	$1.38	44d	1	0.55mi
3302 Avenue H Unit 3300 Fort Worth, TX	2.0	1.0	1050	$1,150	$1.10	44d	1	0.68mi
3300 Avenue H Fort Worth, TX	2.0	1.0	1050	$1,150	$1.10	44d	1	0.68mi
2500 S Edgewood Ter Fort Worth, TX	1.0–3.0	1.0–2.5	1123	$1,895	$1.69	2d	34	0.69mi
912 Clairemont Ave Fort Worth, TX	2.0	1.0	936	$1,300	$1.39	44d	1	0.70mi
3114 Avenue L Unit 3114 Fort Worth, TX	3.0	1.5	860	$1,350	$1.57	44d	1	0.78mi
3211 Bideker Ave Fort Worth, TX	2.0	1.0	844	$1,649	$1.95	44d	1	0.83mi
718 S Perkins St Unit B Fort Worth, TX	2.0	1.0	700	$950	$1.36	44d	1	0.84mi
3100 Avenue G Unit G Fort Worth, TX	2.0	1.0	1000	$850	$0.85	13d	1	0.87mi
3100 Avenue G Unit 200 Fort Worth, TX	2.0	1.0	1000	$750	$0.75	13d	1	0.87mi
3421 Bright St Unit 3421 Fort Worth, TX	3.0	1.0	900	$1,375	$1.53	44d	1	0.96mi
2839 Avenue J Unit J Fort Worth, TX	3.0	1.5	1000	$1,455	$1.46	25d	1	0.99mi
2837 Avenue J Unit J Fort Worth, TX	3.0	1.5	1000	$1,455	$1.46	25d	1	0.99mi
2825 Bideker Ave Fort Worth, TX	3.0	1.0	900	$1,500	$1.67	25d	1	1.08mi
3758 Donalee St Fort Worth, TX	3.0	1.0	720	$1,395	$1.94	44d	1	1.19mi
5011 Sunshine Dr Fort Worth, TX	2.0	1.0	813	$1,515	$1.86	25d	1	1.21mi
501 S Edgewood Ter Fort Worth, TX	1.0–2.0	1.0–2.0	887	$1,575	$1.77	13d	10	1.28mi
4508 Wiman Dr Fort Worth, TX	3.0	2.0	1045	$1,580	$1.51	6d	1	1.28mi
2645 Canberra Ct Fort Worth, TX	2.0	1.0	750	$1,150	$1.53	44d	1	1.45mi
2128 R. W. Bivens Ln Fort Worth, TX	3.0	2.0	1045	$1,615	$1.55	14d	1	1.46mi
5023 Vinson St Unit 5023 Fort Worth, TX	2.0	1.0	742	$1,175	$1.58	44d	1	1.48mi
4761 E Lancaster Ave Fort Worth, TX	2.0	1.0	714	$1,500	$2.10	2d	9	1.48mi

Listing history 8 events

1. 2026-05-19
   status Pending 767-char remark

   Show marketing remark (767 chars)

   Welcome to 3841 Avenue M in Fort Worth! This 3-bedroom, 1-bath home sits on a spacious corner lot and offers an oversized yard—perfect for a first-time homebuyer looking for room to grow, entertain, or customize their outdoor space. The gated yard provides the opportunity to extend the driveway with access to the backyard, ideal for additional parking, a workshop, or future improvements. Bring your vision and transform this property into your dream home. Conveniently located just a 4-minute drive from Texas Wesleyan University, with easy access to shopping and major highways. Situated on approximately .20 of an acre, this home offers both space and potential in a desirable location. Homes like this don’t last long—schedule your tour today!

2. 2026-05-15
   historical Active Option Contract 767-char remark

   Show marketing remark (767 chars)

   Welcome to 3841 Avenue M in Fort Worth! This 3-bedroom, 1-bath home sits on a spacious corner lot and offers an oversized yard—perfect for a first-time homebuyer looking for room to grow, entertain, or customize their outdoor space. The gated yard provides the opportunity to extend the driveway with access to the backyard, ideal for additional parking, a workshop, or future improvements. Bring your vision and transform this property into your dream home. Conveniently located just a 4-minute drive from Texas Wesleyan University, with easy access to shopping and major highways. Situated on approximately .20 of an acre, this home offers both space and potential in a desirable location. Homes like this don’t last long—schedule your tour today!

3. 2026-03-24
   price $155,000 767-char remark

   Show marketing remark (767 chars)

   Welcome to 3841 Avenue M in Fort Worth! This 3-bedroom, 1-bath home sits on a spacious corner lot and offers an oversized yard—perfect for a first-time homebuyer looking for room to grow, entertain, or customize their outdoor space. The gated yard provides the opportunity to extend the driveway with access to the backyard, ideal for additional parking, a workshop, or future improvements. Bring your vision and transform this property into your dream home. Conveniently located just a 4-minute drive from Texas Wesleyan University, with easy access to shopping and major highways. Situated on approximately .20 of an acre, this home offers both space and potential in a desirable location. Homes like this don’t last long—schedule your tour today!

4. 2026-02-28
   price $160,000 767-char remark

   Show marketing remark (767 chars)

   Welcome to 3841 Avenue M in Fort Worth! This 3-bedroom, 1-bath home sits on a spacious corner lot and offers an oversized yard—perfect for a first-time homebuyer looking for room to grow, entertain, or customize their outdoor space. The gated yard provides the opportunity to extend the driveway with access to the backyard, ideal for additional parking, a workshop, or future improvements. Bring your vision and transform this property into your dream home. Conveniently located just a 4-minute drive from Texas Wesleyan University, with easy access to shopping and major highways. Situated on approximately .20 of an acre, this home offers both space and potential in a desirable location. Homes like this don’t last long—schedule your tour today!

5. 2026-02-13
   price $175,000 767-char remark

   Show marketing remark (767 chars)

   Welcome to 3841 Avenue M in Fort Worth! This 3-bedroom, 1-bath home sits on a spacious corner lot and offers an oversized yard—perfect for a first-time homebuyer looking for room to grow, entertain, or customize their outdoor space. The gated yard provides the opportunity to extend the driveway with access to the backyard, ideal for additional parking, a workshop, or future improvements. Bring your vision and transform this property into your dream home. Conveniently located just a 4-minute drive from Texas Wesleyan University, with easy access to shopping and major highways. Situated on approximately .20 of an acre, this home offers both space and potential in a desirable location. Homes like this don’t last long—schedule your tour today!

6. 2026-01-15
   listed $180,000 Active 767-char remark

   Show marketing remark (767 chars)

   Welcome to 3841 Avenue M in Fort Worth! This 3-bedroom, 1-bath home sits on a spacious corner lot and offers an oversized yard—perfect for a first-time homebuyer looking for room to grow, entertain, or customize their outdoor space. The gated yard provides the opportunity to extend the driveway with access to the backyard, ideal for additional parking, a workshop, or future improvements. Bring your vision and transform this property into your dream home. Conveniently located just a 4-minute drive from Texas Wesleyan University, with easy access to shopping and major highways. Situated on approximately .20 of an acre, this home offers both space and potential in a desirable location. Homes like this don’t last long—schedule your tour today!

7. 2025-06-20
   listed $135,000 Active
8. 2003-09-25
   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: $3,201 · $267/mo
• Projected year-2 tax: $3,201 · $267/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 7/10 Severe 6 d/yr ≥109°F today · 20 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: $18,662
• − Mortgage interest: −$8,682
• − Property taxes: −$3,201
• − Insurance: −$775
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − Depreciation: −$4,509
• Taxable loss: −$1,491
• Est. tax savings @ 24.0%: +$358
• After-tax cash flow: $1,371/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

+14.8% since first listed

8 events — show timeline

• 2026-05-19 Pending — NTREIS
• 2026-05-15 Contingent — NTREIS
• 2026-03-24 Price Changed $155,000 NTREIS
• 2026-02-28 Price Changed $160,000 NTREIS
• 2026-02-13 Price Changed $175,000 NTREIS
• 2026-01-15 Listed $180,000 NTREIS
• 2025-06-20 Listed $135,000 NTREIS
• 2003-09-25 Sold (Public Records) — Public Records

Property tax history

+11.2%/yr

Latest (2025): $3,201 · +3.4% YoY. Source: county tax records.