3261 Abney Ave · Fort Worth, TX 76110

$129,500

3 bd · 1.0 ba · 1,682 sqft · SingleFamily public records · 32 Days on market

Built 1948 7,100 sqft lot $77/sqft · 44% below area Est $230k · 44% under ↓ 21% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in the heart of Ft Worth! This 3-bed, 1-bath, 1,682 sq ft home sits on a generous 7,100 sq ft lot with a detached garage and mature shade trees offering strong potential for investors or buyers ready to take on a renovation project. Conveniently located less than 10 minutes from TCU's campus, 10 minutes to Downtown Fort Worth, and 15 minutes to the world-famous Stockyards. With solid bones and a generous lot size, this home is ideal for a flip, rental, or custom renovation. A great opportunity to add value in a rapidly growing area.

Key facts

• 7,100 sq ft lot
• 2 garage spots
• Built 1948

Property features AI

Finance

• Financial info: No second mortgage reported
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage; Covered parking for 2 vehicles; Driveway; garage faces side
• Utilities: City water; City sewer; Electricity connected; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story; Built in 1948
• Construction: Originally built in 1948
• Exterior features: Lot under 0.5 acre (approximately 0.163 acres); Subdivision: Morningside Park Add

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 1 full bathroom
• Interior features: Open floorplan; One-level living; One living area and one dining area
• Laundry & utility: No specific laundry or utility equipment listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: Morningside El (math 22% / reading 22%, grade F, #3,333 of 4,322 statewide, top 80%, 377 students, 97% FRL) — zoned schools average 97% FRL vs 73% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 151 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 35% of the median local income ($70k/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 $895 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.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1948 — 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 $125,615 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.59% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.97%
• DSCR: 1.71
• GRM: 5.2

CMA / ARV

• ARV (median comp): $230,151
• List price: $129,500
• Delta: -43.73%
• 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
3209 New York Ave	0.14mi	3/1.0	1,524 (-9%)	8mo	$237,500	$156	71
3200 Burson Ave	0.20mi	3/2.0	1,492 (-11%)	15mo	$215,000	$144	55
3213 New York Ave	0.13mi	4/2.0 (+1)	1,882 (+12%)	13mo	$335,000	$178	54
3528 Stuart Dr	0.65mi	3/2.0	1,545 (-8%)	7mo	$315,000	$204	46
1205 E Butler St	0.55mi	3/2.0	1,562 (-7%)	18mo	$350,000	$224	43
912 E Morningside Dr	0.73mi	3/2.0	1,718 (+2%)	21mo	$275,000	$160	41
1508 Sierra Estate Trl	0.74mi	4/2.5 (+1)	1,818 (+8%)	3mo	$245,000	$135	39
2909 Nara Vista Trl	0.62mi	3/2.0	1,867 (+11%)	13mo	$238,000	$127	38
1213 E Butler St	0.54mi	4/2.5 (+1)	1,894 (+13%)	6mo	$340,000	$180	38
2101 Kingsdale Dr	0.67mi	4/2.5 (+1)	1,779 (+6%)	15mo	$264,000	$148	36
1201 E Butler St	0.55mi	4/2.0 (+1)	1,894 (+13%)	13mo	$365,000	$193	33
1328 Glen Garden Dr	0.67mi	3/2.0	1,437 (-15%)	13mo	$244,990	$170	30

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 · 0.7% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.15×
• Total profit: $5,269
• Equity at exit: $19,309

10-year hold

• IRR: 10.7%
• Equity multiple: 1.73×
• Total profit: $26,647
• Equity at exit: $11,197

Cash invested: $36,260 (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 76110

• Rents YoY: 0.7%
• Active inventory: 151
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,059 high
• Mortgage (P&I): −$679
• Tax from tax record: −$411 /mo · $4,937/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $482

Break-even live

Break-even rent $1,449

Max offer price $129,500

Occupancy floor 72%

Sensitivity live

Price	-10% $556	-5% $519	+0% $482	+5% $446	+10% $409
Rent	-10% $320	-5% $401	+0% $482	+5% $564	+10% $645
Rate	-1.0pp $548	-0.5pp $515	base $482	+0.5pp $449	+1.0pp $415

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2920 Pima Ln Fort Worth, TX	3.0	2.5	1540	$1,800	$1.17	15d	1	0.60mi
1224 Elva Warren St Fort Worth, TX	4.0	2.5	1584	$2,000	$1.26	45d	1	0.68mi
1516 Chama Dr Fort Worth, TX	3.0	2.5	1625	$1,700	$1.05	25d	1	0.71mi
1516 Chama Dr Fort Worth, TX	3.0	2.0	1332	$1,695	$1.27	22d	1	0.71mi
1037 Colvin St Fort Worth, TX	2.0	1.0	1092	$1,500	$1.37	21d	1	0.83mi
1108 E Robert St Fort Worth, TX	3.0	1.0	1444	$1,775	$1.23	0d	1	0.87mi
2701 Stuart Dr Fort Worth, TX	3.0	3.0	2104	$1,800	$0.86	45d	1	0.91mi
3329 Hemphill St Fort Worth, TX	3.0	2.0	1425	$2,950	$2.07	45d	1	0.96mi
205 E Fogg St Fort Worth, TX	4.0	2.0	1350	$2,100	$1.56	45d	1	0.96mi
504 E Mason St Fort Worth, TX	4.0	2.0	1600	$2,650	$1.66	45d	1	0.99mi
504 E Mason St Fort Worth, TX	4.0	2.0	1600	$2,099	$1.31	18d	1	0.99mi
1429 E Robert St Fort Worth, TX	3.0	2.0	1050	$1,350	$1.29	23d	1	1.05mi
2201 Sims Dr Fort Worth, TX	3.0	2.0	1170	$1,650	$1.41	45d	1	1.06mi
2333 Wyatt Ct Fort Worth, TX	3.0	1.5	1280	$1,795	$1.40	0d	1	1.07mi
2837 Hemphill St Unit 203 Fort Worth, TX	2.0	2.0	1297	$1,875	$1.45	22d	1	1.09mi
2837 Hemphill St Unit 202 Fort Worth, TX	2.0	2.0	1297	$1,800	$1.39	22d	1	1.09mi
2705 Belzise Ter Fort Worth, TX	2.0	2.0	1160	$1,450	$1.25	45d	1	1.10mi
2901 Travis Ave Fort Worth, TX	1.0–2.0	1.0–2.0	975	$1,340	$1.37	25d	5	1.13mi
2932 Travis Ave Unit 2932 Fort Worth, TX	3.0	2.0	1600	$1,700	$1.06	22d	1	1.15mi
2216 Old Leonard St Fort Worth, TX	4.0	2.5	2053	$2,500	$1.22	45d	1	1.20mi
2256 Old Leonard St Fort Worth, TX	4.0	2.0	1899	$2,400	$1.26	45d	1	1.21mi
3225 S Adams St Fort Worth, TX	4.0	2.0	1948	$2,395	$1.23	25d	1	1.26mi
1229 E Harvey Ave Fort Worth, TX	3.0	2.0	1684	$2,150	$1.28	0d	1	1.28mi
2344 Linda Ln Fort Worth, TX	3.0	2.0	1679	$1,850	$1.10	45d	1	1.28mi
1200 E Seminary Dr Fort Worth, TX	2.0–3.0	1.0–2.0	925	$1,625	$1.76	16d	7	1.28mi
4029 Saint Christian St Fort Worth, TX	4.0	2.0	1690	$1,995	$1.18	0d	1	1.35mi
642 E Harvey Ave Fort Worth, TX	4.0	2.0	1755	$2,099	$1.20	45d	1	1.36mi
4800 Dunlap Dr Fort Worth, TX	3.0	2.0	1706	$2,150	$1.26	5d	1	1.38mi
4800 Dunlap Dr Fort Worth, TX	3.0	2.0	1705	$2,150	$1.26	21d	1	1.38mi
4800 Dunlap Dr Fort Worth, TX	3.0	2.0	1705	$2,150	$1.26	7d	1	1.38mi
823 E Arlington Ave Fort Worth, TX	4.0	2.5	1720	$2,350	$1.37	25d	1	1.41mi
1246 Lowe St Fort Worth, TX	3.0	2.5	1752	$1,895	$1.08	16d	1	1.43mi
2812 Ryan Place Dr Fort Worth, TX	2.0	1.0	1234	$2,795	$2.26	18d	1	1.48mi
1327 E Baltimore Ave Fort Worth, TX	3.0	2.0	1426	$1,650	$1.16	25d	1	1.49mi

Listing history 11 events

1. 2026-06-08
   statusdays on market $129,500 Pending 32 DOM
2. 2026-06-07
   days on market $129,500 Active 31 DOM
3. 2026-06-04
   pricedays on market $129,500 Active 28 DOM
4. 2026-06-03
   days on market $139,500 Active 27 DOM
5. 2026-06-02
   days on market $139,500 Active 26 DOM
6. 2026-06-01
   days on market $139,500 Active 25 DOM
7. 2026-05-31
   days on market $139,500 Active 24 DOM
8. 2026-05-13
   price $154,900 569-char remark
9. 2026-05-07
   listed $164,900 Active 569-char remark
10. 2026-03-26
    soldstatus
11. 2026-03-26
    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: $4,937 · $411/mo
• Projected year-2 tax: $4,937 · $411/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 ≥109°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: $24,713
• − Mortgage interest: −$7,254
• − Property taxes: −$4,937
• − Insurance: −$648
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − Depreciation: −$3,767
• Taxable income: $4,153
• Est. tax owed @ 24.0%: −$997
• After-tax cash flow: $4,793/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): 33,441
• Household income: $69,790
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 1471.0

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% White 30% Two or more races 24% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 57%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 26% · Canada, China
• Languages at home: 45% English-only · Spanish 52% Other Asian/Pacific 1% 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: ▼ -194.46%
• Current HPI: 274.8888
• Rent YoY: ▲ 0.70%
• 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

-21.5% since first listed

8 events — show timeline

• 2026-06-08 Pending — NTREIS
• 2026-06-03 Price Changed $129,500 NTREIS
• 2026-05-28 Price Changed $139,500 NTREIS
• 2026-05-20 Price Changed $149,500 NTREIS
• 2026-05-13 Price Changed $154,900 NTREIS
• 2026-05-07 Listed $164,900 NTREIS
• 2026-03-26 Sold (Public Records) — Public Records
• 2026-03-26 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $4,937 · -2.4% YoY. Source: county tax records.