1836 Carver Ave · Fort Worth, TX 76102

$169,900

2 bd · 1.0 ba · 724 sqft · SingleFamily public records · 52 Days on market

Built 1954 4,792 sqft lot $235/sqft · at area comps Est $170k · at est.

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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 +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +6.0/10.0
• Appreciation +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Charming Fort Worth Investment Opportunity – Priced to Sell! Discover incredible value with this versatile 2-bedroom, 1 bath home that serves perfectly as either a high-yield rental or an affordable primary residence. Boasting a proven track record with a previous rental income of $1,650 per month, this property offers immediate earning potential in a growing market. The interior features a functional layout highlighted by beautiful original hardwood floors and a dedicated laundry area, while the exterior provides a spacious, well-maintained backyard ideal for entertaining or future expansion. Nestled in an established neighborhood with convenient access to major roadways, schools, and local amenities, this home combines timeless character with a strategic location. Whether you are looking to expand your portfolio with a turnkey asset or secure a budget-friendly home with good bones, this property is a rare find - schedule your showing today before it's gone!

Key facts

• Convenient access
• 4,792 sq ft lot
• Built 1954

Tags

• ORIGINAL HARDWOOD FLOORS
• DEDICATED LAUNDRY AREA
• WELL-MAINTAINED BACKYARD
• ESTABLISHED NEIGHBORHOOD
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: 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 rising (+3.8%/yr); 62 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 (-1.4%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k 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 52 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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: flood insurance adds $125/mo; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.10% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.53%
• DSCR: 1.25
• GRM: 7.6

CMA / ARV

• ARV (median comp): $169,900
• List price: $169,900
• Delta: —
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1836 Carver Ave	0.00mi	2/1.0	724 (0%)	0mo	$169,900	$235	100
1733 Greenfield Ave	0.13mi	3/2.0 (+1)	744 (+3%)	1mo	$124,950	$168	80
1932 Greenfield Ave	0.14mi	2/1.0	650 (-10%)	3mo	$164,900	$254	74

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.4% appreciation · 3.82% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.83×
• Total profit: $-8,098
• Equity at exit: $37,809

10-year hold

• IRR: 4.2%
• Equity multiple: 1.39×
• Total profit: $18,576
• Equity at exit: $37,034

Cash invested: $47,572 (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 76102

• Home prices YoY: -0.7%
• Rents YoY: 3.8%
• Active inventory: 62
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,868 high
• Mortgage (P&I): −$891
• Tax from tax record: −$295 /mo · $3,535/yr
• Insurance: −$71
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $94

Break-even live

Break-even rent $1,749

Max offer price $169,900

Occupancy floor 90%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
999 Scenic Hill Dr Fort Worth, TX	2.0	1.0–2.5	1077	$2,896	$2.69	2d	19	0.54mi
701 N Hampton St Fort Worth, TX	1.0–2.0	1.0–2.0	866	$2,351	$2.71	1d	25	0.56mi
1852 E Northside Dr Unit 412 Fort Worth, TX	1.0	1.0	691	$1,340	$1.94	13d	1	0.59mi
1852 E Northside Dr Unit 1873 Fort Worth, TX	1.0	1.0	691	$1,305	$1.89	43d	1	0.59mi
1852 E Northside Dr Unit 1894 Fort Worth, TX	1.0	1.0	594	$1,312	$2.21	3d	1	0.59mi
1852 E Northside Dr Unit 1867 Fort Worth, TX	1.0	1.0	691	$1,345	$1.95	14d	1	0.59mi
1852 E Northside Dr Unit 1867 Fort Worth, TX	1.0	1.0	691	$1,417	$2.05	2d	1	0.59mi
769 Samuels Ave Fort Worth, TX	1.0–3.0	1.0–3.0	1113	$2,044	$1.84	2d	27	0.61mi
1852 E Northside Dr Fort Worth, TX	1.0	1.0	691	$1,600	$2.32	43d	1	0.62mi
1852 E Northside Dr Fort Worth, TX	1.0	1.0	691	$1,700	$2.46	20d	1	0.62mi
2413 Race St Fort Worth, TX	2.0	1.0–2.0	849	$1,949	$2.30	1d	13	0.63mi
1401 Oakhurst Scenic Dr Fort Worth, TX	1.0	1.0	691	$1,194	$1.73	43d	1	0.64mi
637 Samuels Ave Fort Worth, TX	2.0	1.0–2.0	1045	$2,544	$2.43	1d	17	0.69mi
336 Oakhurst Scenic Dr Fort Worth, TX	2.0	1.0–2.0	939	$2,085	$2.22	2d	29	0.72mi
520 Samuels Ave Fort Worth, TX	3.0	1.0–2.0	1073	$1,948	$1.82	1d	19	0.73mi
2001 E 4th St Fort Worth, TX	2.0	1.0–2.0	872	$2,724	$3.12	20d	42	0.83mi
2001 E 4th St Fort Worth, TX	2.0	1.0–2.0	872	$2,759	$3.16	1d	121	0.83mi
2001 E 4th St Unit 11006 Fort Worth, TX	1.0	1.0	584	$1,290	$2.21	43d	1	0.83mi
329 Blandin St Unit 1514811P Fort Worth, TX	1.0	1.0	699	$2,815	$4.03	3d	1	0.89mi
100 Harding St Fort Worth, TX	2.0	1.0–2.0	869	$2,665	$3.06	1d	68	0.93mi
701 E Bluff St Fort Worth, TX	2.0	1.0–2.5	975	$2,440	$2.50	1d	44	0.93mi
301 Nichols St Fort Worth, TX	2.0	1.0	610	$2,057	$3.37	6d	4	0.94mi
2900 Race St Fort Worth, TX	2.0	1.0–2.0	959	$1,899	$1.98	1d	21	0.95mi
447 N Main St Fort Worth, TX	1.0–2.0	1.0–2.0	955	$2,383	$2.50	2d	12	1.12mi
555 Elm St Fort Worth, TX	2.0	1.0–2.0	893	$2,390	$2.67	2d	28	1.17mi
901 Commerce St Fort Worth, TX	1.0	1.0	681	$894	$1.31	43d	1	1.46mi
969 Commerce St Fort Worth, TX	1.0–3.0	1.0–3.0	1425	$5,514	$3.87	1d	68	1.47mi

Listing history 10 events

1. 2026-05-11
   historical Active Option Contract 980-char remark

   Show marketing remark (980 chars)

   Charming Fort Worth Investment Opportunity – Priced to Sell! Discover incredible value with this versatile 2-bedroom, 1 bath home that serves perfectly as either a high-yield rental or an affordable primary residence. Boasting a proven track record with a previous rental income of $1,650 per month, this property offers immediate earning potential in a growing market. The interior features a functional layout highlighted by beautiful original hardwood floors and a dedicated laundry area, while the exterior provides a spacious, well-maintained backyard ideal for entertaining or future expansion. Nestled in an established neighborhood with convenient access to major roadways, schools, and local amenities, this home combines timeless character with a strategic location. Whether you are looking to expand your portfolio with a turnkey asset or secure a budget-friendly home with good bones, this property is a rare find - schedule your showing today before it's gone!

2. 2026-04-06
   listed $169,900 Active 980-char remark

   Show marketing remark (980 chars)

   Charming Fort Worth Investment Opportunity – Priced to Sell! Discover incredible value with this versatile 2-bedroom, 1 bath home that serves perfectly as either a high-yield rental or an affordable primary residence. Boasting a proven track record with a previous rental income of $1,650 per month, this property offers immediate earning potential in a growing market. The interior features a functional layout highlighted by beautiful original hardwood floors and a dedicated laundry area, while the exterior provides a spacious, well-maintained backyard ideal for entertaining or future expansion. Nestled in an established neighborhood with convenient access to major roadways, schools, and local amenities, this home combines timeless character with a strategic location. Whether you are looking to expand your portfolio with a turnkey asset or secure a budget-friendly home with good bones, this property is a rare find - schedule your showing today before it's gone!

3. 2021-09-13
   soldstatus
4. 2020-04-15
   historical
5. 2020-04-07
   listed $114,900 Active
6. 2019-09-17
   soldstatus Sold
7. 2019-09-17
   soldstatus
8. 2019-09-08
   historical Active Option Contract
9. 2019-09-03
   listed $79,900 Active
10. 2018-03-05
    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: $3,535 · $295/mo
• Projected year-2 tax: $3,535 · $295/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 6/10 Major FEMA zone A · 27% 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 24% 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: $22,416
• − Mortgage interest: −$9,517
• − Property taxes: −$3,535
• − Insurance: −$2,352
• − Repairs & maintenance: −$1,793
• − Management: −$1,793
• − Depreciation: −$4,943
• Taxable loss: −$1,517
• Est. tax savings @ 24.0%: +$364
• After-tax cash flow: $1,494/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): 11,895
• Household income: $75,859
• Rent vs Own: 79.4% rent · 20.6% own
• Severe rent burden: 946.0

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 0.63)
• Race & ethnicity: White 54% Black 21% Hispanic / Latino 20% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 83% English-only · Spanish 12% Other Indo-European 1% 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: ▼ -1.40%
• Current HPI: 207.2261
• Rent YoY: ▲ 3.82%
• 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

+112.6% since first listed

10 events — show timeline

• 2026-05-11 Contingent — NTREIS
• 2026-04-06 Listed $169,900 NTREIS
• 2021-09-13 Sold (Public Records) — Public Records
• 2020-04-15 Listing Removed — NTREIS
• 2020-04-07 Listed $114,900 NTREIS
• 2019-09-17 Sold (Public Records) — Public Records
• 2019-09-17 Sold (MLS) — NTREIS
• 2019-09-08 Contingent — NTREIS
• 2019-09-03 Listed $79,900 NTREIS
• 2018-03-05 Sold (Public Records) — Public Records

Property tax history

+10.8%/yr

Latest (2025): $3,535 · +1.2% YoY. Source: county tax records.