5436 Laster Rd · Fort Worth, TX 76119

$195,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 70 Days on market

Built 1954 7,187 sqft lot $169/sqft · 17% below area Est $236k · 17% under ↓ 15% 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 +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.4/10.0
• 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

Welcome to Sun Valley! A sweet little addition making major moves! Drive the streets and you'll see this is a neighborhood in the process of a major revamp, with new homes being built and classic properties being brought back to life one by one. It is a perfect time to get in on this revitalization. This home has been thoughtfully renovated with 2 fully updated bathrooms, a whole kitchen makeover with new cabinets and countertops, LVP flooring throughout, decorative lighting, fresh paint, new windows and a BRAND-NEW ROOF INSTALLED FEBRUARY 2026 giving the opportunity for insurance savings. The property is ready for your pets to enjoy with a fully fenced back and front yard, lush grass and a large shade tree. This is a unique location with two sides of the community encompassed between Lake Arlington, and a large green space but also quick access to HWY 820 for an easy commute. Come make this house your home!

Key facts

• Decorative lighting
• New cabinets
• New countertops

Tags

• FULLY UPDATED BATHROOMS
• WHOLE KITCHEN MAKEOVER
• NEW CABINETS
• NEW COUNTERTOPS
• LVP FLOORING
• DECORATIVE LIGHTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (5.7% below list).
• Recommended offer: $183k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 (-1.6%/yr); 186 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 43% 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 $1k of loan paydown is wiped out by about $6k 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 70 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $183,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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: 0.94% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.55%
• DSCR: 1.16
• GRM: 8.8

CMA / ARV

• ARV (median comp): $236,237
• List price: $195,000
• Delta: -17.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5436 Laster Rd	0.00mi	3/2.0	1,152 (0%)	0mo	$195,000	$169	96
5628 Topwater Trl	0.27mi	2/2.5 (-1)	1,114 (-3%)	23mo	$262,500	$236	52
5721 Willamette Dr	0.32mi	2/2.5 (-1)	1,114 (-3%)	21mo	$258,990	$232	51
5648 Topwater Trl	0.29mi	2/2.5 (-1)	1,114 (-3%)	24mo	$268,990	$241	50
5640 Shore Point Trl	0.32mi	3/2.5	1,281 (+11%)	13mo	$275,000	$215	50

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: -14.0%
• Equity multiple: 0.51×
• Total profit: $-26,698
• Equity at exit: $29,075

10-year hold

• IRR: -10.7%
• Equity multiple: 0.44×
• Total profit: $-30,843
• Equity at exit: $16,860

Cash invested: $54,600 (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: 186
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,839 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$187 /mo · $2,244/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $162

Break-even live

Break-even rent $1,634

Max offer price $195,000

Occupancy floor 86%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5532 Shore Point Trl Fort Worth, TX	3.0	2.5	1446	$1,950	$1.35	43d	1	0.25mi
5605 Topwater Trl Fort Worth, TX	2.0	2.0	845	$2,200	$2.60	43d	1	0.25mi
5702 Shoreline Cir S Fort Worth, TX	3.0	2.0	1200	$1,450	$1.21	43d	1	0.54mi
5237 Flamingo Rd Fort Worth, TX	4.0	2.0	1386	$2,500	$1.80	6d	1	1.39mi
5912 Wilkes Dr Fort Worth, TX	3.0	2.0	872	$1,499	$1.72	43d	1	1.42mi
5910 Wilkes Dr Fort Worth, TX	3.0	2.0	872	$1,445	$1.66	6d	1	1.44mi

Listing history 21 events

1. 2026-05-16
   status Pending 922-char remark

   Show marketing remark (922 chars)

   Welcome to Sun Valley! A sweet little addition making major moves! Drive the streets and you'll see this is a neighborhood in the process of a major revamp, with new homes being built and classic properties being brought back to life one by one. It is a perfect time to get in on this revitalization. This home has been thoughtfully renovated with 2 fully updated bathrooms, a whole kitchen makeover with new cabinets and countertops, LVP flooring throughout, decorative lighting, fresh paint, new windows and a BRAND-NEW ROOF INSTALLED FEBRUARY 2026 giving the opportunity for insurance savings. The property is ready for your pets to enjoy with a fully fenced back and front yard, lush grass and a large shade tree. This is a unique location with two sides of the community encompassed between Lake Arlington, and a large green space but also quick access to HWY 820 for an easy commute. Come make this house your home!

2. 2026-05-04
   historical Active Option Contract 922-char remark

   Show marketing remark (922 chars)

   Welcome to Sun Valley! A sweet little addition making major moves! Drive the streets and you'll see this is a neighborhood in the process of a major revamp, with new homes being built and classic properties being brought back to life one by one. It is a perfect time to get in on this revitalization. This home has been thoughtfully renovated with 2 fully updated bathrooms, a whole kitchen makeover with new cabinets and countertops, LVP flooring throughout, decorative lighting, fresh paint, new windows and a BRAND-NEW ROOF INSTALLED FEBRUARY 2026 giving the opportunity for insurance savings. The property is ready for your pets to enjoy with a fully fenced back and front yard, lush grass and a large shade tree. This is a unique location with two sides of the community encompassed between Lake Arlington, and a large green space but also quick access to HWY 820 for an easy commute. Come make this house your home!

3. 2026-04-29
   price $195,000 922-char remark

   Show marketing remark (922 chars)

   Welcome to Sun Valley! A sweet little addition making major moves! Drive the streets and you'll see this is a neighborhood in the process of a major revamp, with new homes being built and classic properties being brought back to life one by one. It is a perfect time to get in on this revitalization. This home has been thoughtfully renovated with 2 fully updated bathrooms, a whole kitchen makeover with new cabinets and countertops, LVP flooring throughout, decorative lighting, fresh paint, new windows and a BRAND-NEW ROOF INSTALLED FEBRUARY 2026 giving the opportunity for insurance savings. The property is ready for your pets to enjoy with a fully fenced back and front yard, lush grass and a large shade tree. This is a unique location with two sides of the community encompassed between Lake Arlington, and a large green space but also quick access to HWY 820 for an easy commute. Come make this house your home!

4. 2026-04-23
   price $199,000 922-char remark

   Show marketing remark (922 chars)

   Welcome to Sun Valley! A sweet little addition making major moves! Drive the streets and you'll see this is a neighborhood in the process of a major revamp, with new homes being built and classic properties being brought back to life one by one. It is a perfect time to get in on this revitalization. This home has been thoughtfully renovated with 2 fully updated bathrooms, a whole kitchen makeover with new cabinets and countertops, LVP flooring throughout, decorative lighting, fresh paint, new windows and a BRAND-NEW ROOF INSTALLED FEBRUARY 2026 giving the opportunity for insurance savings. The property is ready for your pets to enjoy with a fully fenced back and front yard, lush grass and a large shade tree. This is a unique location with two sides of the community encompassed between Lake Arlington, and a large green space but also quick access to HWY 820 for an easy commute. Come make this house your home!

5. 2026-04-18
   status Active 922-char remark

   Show marketing remark (922 chars)

   Welcome to Sun Valley! A sweet little addition making major moves! Drive the streets and you'll see this is a neighborhood in the process of a major revamp, with new homes being built and classic properties being brought back to life one by one. It is a perfect time to get in on this revitalization. This home has been thoughtfully renovated with 2 fully updated bathrooms, a whole kitchen makeover with new cabinets and countertops, LVP flooring throughout, decorative lighting, fresh paint, new windows and a BRAND-NEW ROOF INSTALLED FEBRUARY 2026 giving the opportunity for insurance savings. The property is ready for your pets to enjoy with a fully fenced back and front yard, lush grass and a large shade tree. This is a unique location with two sides of the community encompassed between Lake Arlington, and a large green space but also quick access to HWY 820 for an easy commute. Come make this house your home!

6. 2026-04-14
   historical Active Option Contract 922-char remark

   Show marketing remark (922 chars)

   Welcome to Sun Valley! A sweet little addition making major moves! Drive the streets and you'll see this is a neighborhood in the process of a major revamp, with new homes being built and classic properties being brought back to life one by one. It is a perfect time to get in on this revitalization. This home has been thoughtfully renovated with 2 fully updated bathrooms, a whole kitchen makeover with new cabinets and countertops, LVP flooring throughout, decorative lighting, fresh paint, new windows and a BRAND-NEW ROOF INSTALLED FEBRUARY 2026 giving the opportunity for insurance savings. The property is ready for your pets to enjoy with a fully fenced back and front yard, lush grass and a large shade tree. This is a unique location with two sides of the community encompassed between Lake Arlington, and a large green space but also quick access to HWY 820 for an easy commute. Come make this house your home!

7. 2026-04-09
   status Active 922-char remark

   Show marketing remark (922 chars)

   Welcome to Sun Valley! A sweet little addition making major moves! Drive the streets and you'll see this is a neighborhood in the process of a major revamp, with new homes being built and classic properties being brought back to life one by one. It is a perfect time to get in on this revitalization. This home has been thoughtfully renovated with 2 fully updated bathrooms, a whole kitchen makeover with new cabinets and countertops, LVP flooring throughout, decorative lighting, fresh paint, new windows and a BRAND-NEW ROOF INSTALLED FEBRUARY 2026 giving the opportunity for insurance savings. The property is ready for your pets to enjoy with a fully fenced back and front yard, lush grass and a large shade tree. This is a unique location with two sides of the community encompassed between Lake Arlington, and a large green space but also quick access to HWY 820 for an easy commute. Come make this house your home!

8. 2026-04-06
   historical Active Option Contract 922-char remark

   Show marketing remark (922 chars)

   Welcome to Sun Valley! A sweet little addition making major moves! Drive the streets and you'll see this is a neighborhood in the process of a major revamp, with new homes being built and classic properties being brought back to life one by one. It is a perfect time to get in on this revitalization. This home has been thoughtfully renovated with 2 fully updated bathrooms, a whole kitchen makeover with new cabinets and countertops, LVP flooring throughout, decorative lighting, fresh paint, new windows and a BRAND-NEW ROOF INSTALLED FEBRUARY 2026 giving the opportunity for insurance savings. The property is ready for your pets to enjoy with a fully fenced back and front yard, lush grass and a large shade tree. This is a unique location with two sides of the community encompassed between Lake Arlington, and a large green space but also quick access to HWY 820 for an easy commute. Come make this house your home!

9. 2026-03-25
   price $200,000 922-char remark

   Show marketing remark (922 chars)

   Welcome to Sun Valley! A sweet little addition making major moves! Drive the streets and you'll see this is a neighborhood in the process of a major revamp, with new homes being built and classic properties being brought back to life one by one. It is a perfect time to get in on this revitalization. This home has been thoughtfully renovated with 2 fully updated bathrooms, a whole kitchen makeover with new cabinets and countertops, LVP flooring throughout, decorative lighting, fresh paint, new windows and a BRAND-NEW ROOF INSTALLED FEBRUARY 2026 giving the opportunity for insurance savings. The property is ready for your pets to enjoy with a fully fenced back and front yard, lush grass and a large shade tree. This is a unique location with two sides of the community encompassed between Lake Arlington, and a large green space but also quick access to HWY 820 for an easy commute. Come make this house your home!

10. 2026-03-11
    price $210,000 922-char remark

    Show marketing remark (922 chars)

    Welcome to Sun Valley! A sweet little addition making major moves! Drive the streets and you'll see this is a neighborhood in the process of a major revamp, with new homes being built and classic properties being brought back to life one by one. It is a perfect time to get in on this revitalization. This home has been thoughtfully renovated with 2 fully updated bathrooms, a whole kitchen makeover with new cabinets and countertops, LVP flooring throughout, decorative lighting, fresh paint, new windows and a BRAND-NEW ROOF INSTALLED FEBRUARY 2026 giving the opportunity for insurance savings. The property is ready for your pets to enjoy with a fully fenced back and front yard, lush grass and a large shade tree. This is a unique location with two sides of the community encompassed between Lake Arlington, and a large green space but also quick access to HWY 820 for an easy commute. Come make this house your home!

11. 2026-03-06
    listed $215,000 Active 922-char remark

    Show marketing remark (922 chars)

    Welcome to Sun Valley! A sweet little addition making major moves! Drive the streets and you'll see this is a neighborhood in the process of a major revamp, with new homes being built and classic properties being brought back to life one by one. It is a perfect time to get in on this revitalization. This home has been thoughtfully renovated with 2 fully updated bathrooms, a whole kitchen makeover with new cabinets and countertops, LVP flooring throughout, decorative lighting, fresh paint, new windows and a BRAND-NEW ROOF INSTALLED FEBRUARY 2026 giving the opportunity for insurance savings. The property is ready for your pets to enjoy with a fully fenced back and front yard, lush grass and a large shade tree. This is a unique location with two sides of the community encompassed between Lake Arlington, and a large green space but also quick access to HWY 820 for an easy commute. Come make this house your home!

12. 2026-01-06
    historical
13. 2025-11-21
    status Active
14. 2025-11-17
    status Pending
15. 2025-11-12
    price $199,000
16. 2025-09-30
    price $214,900
17. 2025-09-22
    price $224,900
18. 2025-08-27
    listed $230,000 Active
19. 2024-09-23
    soldstatus
20. 1988-01-29
    soldstatus
21. 1986-08-11
    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: $2,244 · $187/mo
• Projected year-2 tax: $3,568 · $297/mo
• Expected delta: +$1,325/yr (+$110/mo · 59.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,063
• − Mortgage interest: −$10,923
• − Property taxes: −$2,244
• − Insurance: −$975
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − Depreciation: −$5,673
• Taxable loss: −$1,282
• Est. tax savings @ 24.0%: +$308
• After-tax cash flow: $2,247/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

-15.2% since first listed

21 events — show timeline

• 2026-05-16 Pending — NTREIS
• 2026-05-04 Contingent — NTREIS
• 2026-04-29 Price Changed $195,000 NTREIS
• 2026-04-23 Price Changed $199,000 NTREIS
• 2026-04-18 Relisted — NTREIS
• 2026-04-14 Contingent — NTREIS
• 2026-04-09 Relisted — NTREIS
• 2026-04-06 Contingent — NTREIS
• 2026-03-25 Price Changed $200,000 NTREIS
• 2026-03-11 Price Changed $210,000 NTREIS
• 2026-03-06 Listed $215,000 NTREIS
• 2026-01-06 Listing Removed — NTREIS
• 2025-11-21 Relisted — NTREIS
• 2025-11-17 Pending — NTREIS
• 2025-11-12 Price Changed $199,000 NTREIS
• 2025-09-30 Price Changed $214,900 NTREIS
• 2025-09-22 Price Changed $224,900 NTREIS
• 2025-08-27 Listed $230,000 NTREIS
• 2024-09-23 Sold (Public Records) — Public Records
• 1988-01-29 Sold (Public Records) — Public Records
• 1986-08-11 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,244 · +95.6% YoY. Source: county tax records.