4117 Wiman Dr · Fort Worth, TX 76119

$135,000

3 bd · 1.0 ba · 1,513 sqft · SingleFamily public records · 14 Days on market

Built 1952 6,011 sqft lot Est $230k · 41% 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 +21.7/30.0
• ARV discount +15.0/15.0
• 1% rule +7.8/10.0
• DSCR +6.9/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious three-bedroom two-bathroom home in a great location, offering tons of potential. Ideal investment property with strong upside perfect for expanding your portfolio. All offers must be submitted at vrmproperties must register as a User, enter the property address, and click on “Start Offer”. 2) This property may qualify for Seller (Vendee). 3) Seller's name is Secretary of Veterans Affairs. Seller DOES NOT pay customary closing costs: including title policy, escrow fees, survey or transfer fees. Proof of funds required on cash transactions; Lender Pre-Approval letter for offers (dated within last 30 days No Survey Available. Property was built prior to 1978 and lead based paint potentially exists.

Key facts

• Oversized carport
• Inviting front patio
• Large backyard

Tags

• LARGE BACKYARD
• OVERSIZED CARPORT
• INVITING FRONT PATIO
• CORNER LOT

Property features AI

Finance

• Financial info: Listing accepts Cash, Conventional, FHA-203K
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking for 2 vehicles; 2-car carport; Detached carport; Additional on-site and guest parking; Driveway parking; Garage with 2-car double doors (garage faces front and side); Gravel parking area; Direct access
• Utilities: City water; City sewer; Individual gas meter; Natural gas available; Electricity not available; Concrete
• Home design: Single-family residence; Residential property
• Construction: Built in 1952
• Exterior features: Corner lot

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level
• Bathrooms: 2 full bathrooms
• Interior features: One-level layout; Nine total rooms; One living area; One dining area; Other interior features
• Laundry & utility: Utility room with full-size washer/dryer area; Washer hookup

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 $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 8.1% 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: 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.
• Zoned schools: Christene C Moss El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 291 students, 99% FRL) — zoned schools average 99% FRL vs 73% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.6%/yr); 187 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 13y 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

• Watch-outs: property tax is 3.5% of price; built in 1952 — 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 $135,000

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.28% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.60%
• DSCR: 1.29
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $229,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4117 Wiman Dr	0.00mi	3/2.5	1,513 (0%)	3mo	$115,000	$76	91
3918 Miller Ave	0.33mi	4/2.0 (+1)	1,500 (-1%)	2mo	$235,000	$157	72
3879 Freddie St	0.26mi	3/1.5	1,390 (-8%)	0mo	$155,000	$112	72
3404 Pate Dr	0.29mi	3/2.0	1,618 (+7%)	7mo	$320,000	$198	66
3913 Pate Dr	0.39mi	4/2.0 (+1)	1,614 (+7%)	3mo	$245,000	$152	59
4249 Crenshaw Ave	0.66mi	3/2.0	1,456 (-4%)	4mo	$234,900	$161	56
4001 Fitzhugh Ave	0.55mi	4/1.0 (+1)	1,380 (-9%)	1mo	$135,000	$98	54
4509 Quails Ln	0.56mi	4/2.0 (+1)	1,419 (-6%)	3mo	$228,999	$161	53
4613 Emerson St	0.53mi	3/2.0	1,700 (+12%)	0mo	$160,000	$94	50
2916 S Miller Ave	0.47mi	3/2.0	1,315 (-13%)	9mo	$180,000	$137	44
4613 Reed St	0.53mi	4/2.0 (+1)	1,306 (-14%)	3mo	$217,000	$166	41
2729 Wallace St	0.69mi	4/2.0 (+1)	1,624 (+7%)	6mo	$235,000	$145	41

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.64×
• Total profit: $-13,543
• Equity at exit: $20,129

10-year hold

• IRR: -6.8%
• Equity multiple: 0.64×
• Total profit: $-13,676
• Equity at exit: $11,672

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 76119

• Home prices YoY: -6.4%
• Rents YoY: -1.6%
• Active inventory: 187
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,731 high
• Mortgage (P&I): −$708
• Tax from tax record: −$395 /mo · $4,744/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $208

Break-even live

Break-even rent $1,468

Max offer price $135,000

Occupancy floor 83%

Sensitivity live

Price	-10% $284	-5% $246	+0% $208	+5% $170	+10% $131
Rent	-10% $71	-5% $140	+0% $208	+5% $276	+10% $345
Rate	-1.0pp $276	-0.5pp $242	base $208	+0.5pp $173	+1.0pp $137

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 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3983 Griggs Ct Fort Worth, TX	3.0	1.0	1062	$1,500	$1.41	0d	1	0.45mi
4336 Jana Dr Fort Worth, TX	3.0	1.0	1070	$1,650	$1.54	5d	1	0.51mi
4217 Wilhelm St Fort Worth, TX	3.0	2.0	1380	$1,650	$1.20	44d	1	0.75mi
2701 Vogt St Fort Worth, TX	3.0	2.0	1090	$1,475	$1.35	15d	1	0.77mi
4312 Lorin Ave Fort Worth, TX	4.0	2.0	1230	$2,000	$1.63	44d	1	0.83mi
2500 S Edgewood Ter Fort Worth, TX	1.0–3.0	1.0–2.5	1123	$1,895	$1.69	3d	34	0.92mi
2302 Coleman Ave Fort Worth, TX	3.0	2.0	1960	$1,550	$0.79	44d	1	0.93mi
3211 Montague St Fort Worth, TX	3.0	2.0	1460	$1,999	$1.37	44d	1	0.94mi
5055 Virgil St Fort Worth, TX	3.0	2.0	1089	$1,650	$1.52	25d	1	0.98mi
3816 Avenue N Fort Worth, TX	3.0	1.0	1108	$1,550	$1.40	6d	1	1.01mi
4514 Erath St Fort Worth, TX	4.0	2.0	1536	$1,850	$1.20	44d	1	1.01mi
3155 N Glen Garden Dr Fort Worth, TX	3.0	2.0	1254	$1,995	$1.59	5d	1	1.07mi
3731 Avenue M Unit M Fort Worth, TX	3.0	2.0	1425	$1,900	$1.33	23d	1	1.12mi
4801 Shackleford St Fort Worth, TX	4.0	2.5	2009	$2,375	$1.18	44d	1	1.26mi
3225 Knox St Fort Worth, TX	4.0	2.0	2024	$1,900	$0.94	44d	1	1.31mi
3229 Denman St Fort Worth, TX	3.0	1.0	1236	$1,550	$1.25	11d	1	1.36mi
3921 Avenue H Unit H Fort Worth, TX	3.0	2.0	1064	$1,550	$1.46	7d	1	1.38mi

Listing history 9 events

1. 2026-06-21
   days on market $135,000 Active 14 DOM
2. 2026-06-18
   days on market $135,000 Active 11 DOM
3. 2026-06-17
   days on market $135,000 Active 10 DOM
4. 2026-06-16
   days on market $135,000 Active 9 DOM
5. 2026-06-15
   days on market $135,000 Active 8 DOM
6. 2026-06-13
   days on market $135,000 Active 6 DOM
7. 2026-06-09
   days on market $135,000 Active 2 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   listed $135,000 Active 1 DOM

ⓘ 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: $4,744 · $395/mo
• Projected year-2 tax: $4,744 · $395/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 7 d/yr ≥110°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: $20,771
• − Mortgage interest: −$7,562
• − Property taxes: −$4,744
• − Insurance: −$675
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − Depreciation: −$3,927
• Taxable income: $539
• Est. tax owed @ 24.0%: −$129
• After-tax cash flow: $2,365/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): 52,974
• Household income: $51,267
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 2221.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 51% Black 36% Two or more races 26% White 8% Asian 3%
• Hispanic origin (detail): Mexican 44%
• Foreign-born: 25% · Canada, Philippines
• Languages at home: 54% English-only · Spanish 42% Other Indo-European 2% Other Asian/Pacific 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: ▼ -23.04%
• Current HPI: 336.7941
• Rent YoY: ▼ -1.61%
• 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

+53.4% since first listed

31 events — show timeline

• 2026-06-07 Listed $135,000 NTREIS
• 2026-03-18 Sold (MLS) — NTREIS
• 2026-03-03 Pending — NTREIS
• 2025-12-09 Listed $115,000 NTREIS
• 2024-09-29 Listing Removed — NTREIS
• 2024-09-19 Price Changed $135,000 NTREIS
• 2024-08-18 Relisted — NTREIS
• 2024-08-01 Pending — NTREIS
• 2024-07-25 Contingent — NTREIS
• 2024-06-27 Relisted — NTREIS
• 2024-06-21 Contingent — NTREIS
• 2024-06-04 Price Changed $145,000 NTREIS
• 2024-05-07 Price Changed $150,000 NTREIS
• 2024-05-07 Relisted — NTREIS
• 2024-05-04 Contingent — NTREIS
• 2024-03-29 Listed $165,000 NTREIS
• 2017-08-02 Sold (Public Records) — Public Records
• 2017-07-31 Sold (MLS) — NTREIS
• 2017-06-19 Pending — NTREIS
• 2017-05-26 Price Changed $89,900 NTREIS
• 2017-04-19 Price Changed $99,900 NTREIS
• 2017-04-05 Relisted — NTREIS
• 2017-03-20 Listing Removed — NTREIS
• 2017-01-25 Listed $115,000 NTREIS
• 2013-09-23 Listing Removed — NTREIS
• 2013-06-08 Listed $64,990 NTREIS
• 2013-05-22 Listing Removed — NTREIS
• 2013-04-23 Price Changed $74,500 NTREIS
• 2013-03-10 Price Changed $75,000 NTREIS
• 2013-02-22 Listed $88,000 NTREIS
• 1996-04-24 Sold (Public Records) — Public Records

Property tax history

+15.0%/yr

Latest (2025): $4,744 · -2.4% YoY. Source: county tax records.