1721 Saint Louis Ave · Fort Worth, TX 76110

$199,000

3 bd · 2.5 ba · 1,263 sqft · Townhouse · 215 Days on market

Built 2025 Good condition 1,795 sqft lot $158/sqft · 39% below area Est $324k · 39% 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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.7/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come and look at this beautiful 2-story, 3-bedroom, 2 and a half-bath townhome offering 1,263 square feet of thoughtfully designed living space. In the heart of Fort Worth new construction features modern finishes throughout, including stainless steel appliances, quality cabinetry, and durable flooring. The open-concept main level is ideal for both daily living and entertaining, while all bedrooms are located upstairs for added privacy. The spacious primary suite includes a private bath. A 2-car garage provides added convenience. Located next to the hospital district, with easy access to shopping, dining, and major highways—this move-in-ready home is the perfect blend of comfort, style, and location. Please review offer instructions to make sure you meet income requirements. Home must be owner occupied and must complete 20 hours of sweat equity.

Key facts

• Durable flooring
• New construction
• Modern finishes

Tags

• NEW CONSTRUCTION
• MODERN FINISHES
• STAINLESS STEEL APPLIANCES
• QUALITY CABINETRY
• DURABLE FLOORING
• OPEN-CONCEPT MAIN LEVEL

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $199k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $326 ($4k/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 $192k (3.5% below list).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.0% 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 flat; 230 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 33d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 33% 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 $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 215 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.96% ✗
• Cap rate: 8.26%
• Cash-on-cash: 7.02%
• DSCR: 1.31
• GRM: 8.6

CMA / ARV

• ARV (median comp): $324,350
• List price: $199,000
• Delta: -38.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1719 St Louis Ave	0.03mi	3/2.5	1,263 (0%)	4mo	$199,000	$158	95
1723 St Louis Ave #101	0.03mi	3/2.5	1,263 (0%)	5mo	$199,000	$158	94
1709 St Louis Ave	0.04mi	3/2.5	1,263 (0%)	5mo	$199,000	$158	94
1723 St Louis Ave #109	0.03mi	3/2.5	1,263 (0%)	7mo	$199,000	$158	93
1703 St Louis Ave	0.02mi	3/2.5	1,263 (0%)	8mo	$199,000	$158	93
1707 St Louis Ave	0.04mi	3/2.5	1,263 (0%)	10mo	$207,000	$164	90
1320 May St #100	0.31mi	2/2.0 (-1)	1,240 (-2%)	2mo	$345,000	$278	74
1320 May St #204	0.31mi	2/2.5 (-1)	1,260 (-0%)	16mo	$345,000	$274	67

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-15,901
• Equity at exit: $29,672

10-year hold

• IRR: -1.3%
• Equity multiple: 0.92×
• Total profit: $-4,459
• Equity at exit: $17,206

Cash invested: $55,720 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $389,750 ($306/sqft)
• Median days on market: 110 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -16.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76110

• Rents YoY: 0.7%
• Active inventory: 230
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,920 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$64 /mo · $766/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $326

Break-even live

Break-even rent $1,507

Max offer price $199,000

Occupancy floor 78%

Sensitivity live

Price	-10% $439	-5% $382	+0% $326	+5% $270	+10% $214
Rent	-10% $175	-5% $250	+0% $326	+5% $402	+10% $478
Rate	-1.0pp $426	-0.5pp $377	base $326	+0.5pp $275	+1.0pp $222

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: $49,750
• Closing costs: $5,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1912 May St Fort Worth, TX	3.0	2.5	1296	$1,500	$1.16	24d	1	0.15mi
1920 Saint Louis Ave Fort Worth, TX	4.0	3.0	1484	$1,745	$1.18	139d	1	0.16mi
1925 Saint Louis Ave Fort Worth, TX	3.0	1.0	1219	$1,695	$1.39	139d	1	0.17mi
2005 May St Fort Worth, TX	4.0	3.0	1509	$2,300	$1.52	48d	1	0.21mi
2017 Grainger St Fort Worth, TX	3.0	1.0	1262	$1,770	$1.40	51d	1	0.27mi
1805 Lipscomb St Fort Worth, TX	2.0	1.0	1000	$1,395	$1.40	41d	1	0.30mi
1807 Lipscomb St Fort Worth, TX	2.0	1.0	1000	$1,395	$1.40	41d	1	0.30mi
1811 Lipscomb St Fort Worth, TX	2.0	1.0	1550	$1,600	$1.03	32d	1	0.30mi
1815 Lipscomb St Fort Worth, TX	2.0	1.0	1550	$1,625	$1.05	63d	1	0.30mi
1815 Lipscomb St Fort Worth, TX	2.0	1.0	1550	$1,625	$1.05	55d	1	0.30mi
1817 Lipscomb St Fort Worth, TX	2.0	1.0	1055	$1,500	$1.42	0d	1	0.30mi
1324 May St #214 Fort Worth, TX	2.0	2.0	1300	$2,450	$1.88	0d	1	0.33mi
1324 May St #214 Fort Worth, TX	2.0	2.0	1300	$2,450	$1.88	28d	1	0.33mi
1320 May St #206 Fort Worth, TX	2.0	2.5	1260	$2,090	$1.66	54d	1	0.33mi
1320 May St #200 Fort Worth, TX	2.0	2.5	1260	$2,195	$1.74	41d	1	0.33mi
1320 May St #200 Fort Worth, TX	2.0	2.5	1260	$2,125	$1.69	12d	1	0.33mi
347 W Magnolia Ave Fort Worth, TX	2.0	2.0	1108	$1,200	$1.08	18d	1	0.35mi
1310 Crawford St Fort Worth, TX	2.0	2.0	938	$1,349	$1.44	0d	1	0.39mi
642 E Harvey Ave Fort Worth, TX	4.0	2.0	1755	$2,099	$1.20	139d	1	0.43mi
717 E Davis Ave Fort Worth, TX	2.0	1.0	912	$1,150	$1.26	9d	1	0.45mi
704 E Harvey Ave Fort Worth, TX	4.0	2.0	1478	$1,700	$1.15	18d	1	0.46mi
1050 W Allen Ave Unit 1056 Fort Worth, TX	2.0	1.0	1000	$975	$0.97	40d	1	0.48mi
501 W Rosedale St Fort Worth, TX	1.0–2.0	1.0–2.0	795	$1,819	$2.29	0d	33	0.52mi
600 Atlanta St Fort Worth, TX	3.0	2.5	1628	$2,300	$1.41	20d	1	0.52mi
823 E Arlington Ave Fort Worth, TX	4.0	2.5	1720	$2,350	$1.37	120d	1	0.53mi
829 E Arlington Ave Fort Worth, TX	3.0	2.0	1680	$1,725	$1.03	54d	1	0.54mi
533 W Rosedale St Fort Worth, TX	2.0	2.0	1108	$1,240	$1.12	18d	1	0.56mi
1516 S Adams St Fort Worth, TX	3.0	2.0	1664	$2,900	$1.74	32d	1	0.56mi
1429 Missouri Ave Fort Worth, TX	3.0	2.0	1409	$1,650	$1.17	4d	1	0.57mi
1124 W Arlington Ave Fort Worth, TX	3.0	2.0	1362	$2,600	$1.91	0d	1	0.58mi
1047 S Jennings Ave Fort Worth, TX	2.0	2.0	933	$1,245	$1.33	9d	1	0.58mi
2257 College Ave Fort Worth, TX	2.0	1.5	1232	$1,850	$1.50	4d	1	0.60mi
1100 W Morphy St Unit A Fort Worth, TX	2.0	1.5	1040	$1,295	$1.25	18d	1	0.60mi
1210 College Ave Unit 208 Fort Worth, TX	2.0	2.0	1316	$1,795	$1.36	11d	1	0.61mi
1210 College Ave Unit 104 Fort Worth, TX	2.0	2.0	1176	$1,850	$1.57	11d	1	0.61mi
1016 Bryan Ave Unit 102 Fort Worth, TX	2.0	2.5	1400	$2,500	$1.79	120d	1	0.61mi
1016 Bryan Ave Unit 105 Fort Worth, TX	2.0	2.5	1400	$2,350	$1.68	12d	1	0.61mi
850 E Harvey Ave Fort Worth, TX	3.0	2.0	1428	$2,000	$1.40	69d	1	0.62mi
1605 5th Ave Unit 3 Fort Worth, TX	2.0	1.5	960	$1,495	$1.56	83d	1	0.64mi
1605 5th Ave Fort Worth, TX	2.0	2.0	1050	$1,495	$1.42	114d	1	0.64mi

Listing history 50 events

1. 2026-08-24
   days on market $199,000 Active 215 DOM
2. 2026-08-23
   days on market $199,000 Active 214 DOM
3. 2026-08-22
   days on market $199,000 Active 213 DOM
4. 2026-08-20
   days on market $199,000 Active 211 DOM
5. 2026-08-19
   days on market $199,000 Active 210 DOM
6. 2026-08-18
   days on market $199,000 Active 209 DOM
7. 2026-08-17
   days on market $199,000 Active 208 DOM
8. 2026-08-16
   days on market $199,000 Active 207 DOM
9. 2026-08-15
   days on market $199,000 Active 206 DOM
10. 2026-08-14
    days on market $199,000 Active 205 DOM
11. 2026-08-13
    days on market $199,000 Active 204 DOM
12. 2026-08-12
    days on market $199,000 Active 203 DOM
13. 2026-08-11
    days on market $199,000 Active 202 DOM
14. 2026-08-10
    days on market $199,000 Active 201 DOM
15. 2026-08-09
    days on market $199,000 Active 200 DOM
16. 2026-08-08
    days on market $199,000 Active 199 DOM
17. 2026-08-06
    days on market $199,000 Active 197 DOM
18. 2026-08-05
    days on market $199,000 Active 196 DOM
19. 2026-08-04
    days on market $199,000 Active 195 DOM
20. 2026-08-03
    days on market $199,000 Active 194 DOM
21. 2026-07-31
    days on market $199,000 Active 191 DOM
22. 2026-07-30
    days on market $199,000 Active 189 DOM
23. 2026-07-28
    days on market $199,000 Active 188 DOM
24. 2026-07-26
    days on market $199,000 Active 186 DOM
25. 2026-07-24
    days on market $199,000 Active 184 DOM
26. 2026-07-23
    days on market $199,000 Active 183 DOM
27. 2026-07-22
    days on market $199,000 Active 182 DOM
28. 2026-07-21
    days on market $199,000 Active 181 DOM
29. 2026-07-20
    days on market $199,000 Active 180 DOM
30. 2026-07-18
    days on market $199,000 Active 178 DOM
31. 2026-07-18
    days on market $199,000 Active 177 DOM
32. 2026-07-16
    days on market $199,000 Active 176 DOM
33. 2026-07-15
    days on market $199,000 Active 175 DOM
34. 2026-07-14
    days on market $199,000 Active 174 DOM
35. 2026-07-13
    days on market $199,000 Active 173 DOM
36. 2026-07-13
    days on market $199,000 Active 172 DOM
37. 2026-07-11
    days on market $199,000 Active 171 DOM
38. 2026-07-10
    days on market $199,000 Active 170 DOM
39. 2026-07-09
    days on market $199,000 Active 169 DOM
40. 2026-07-07
    days on market $199,000 Active 167 DOM
41. 2026-07-06
    days on market $199,000 Active 166 DOM
42. 2026-07-06
    days on market $199,000 Active 165 DOM
43. 2026-07-05
    days on market $199,000 Active 164 DOM
44. 2026-07-03
    days on market $199,000 Active 163 DOM
45. 2026-07-02
    days on market $199,000 Active 162 DOM
46. 2026-07-01
    days on market $199,000 Active 161 DOM
47. 2026-06-30
    days on market $199,000 Active 160 DOM
48. 2026-06-29
    days on market $199,000 Active 159 DOM
49. 2026-06-28
    days on market $199,000 Active 158 DOM
50. 2026-06-27
    days on market $199,000 Active 157 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: $766 · $64/mo
• Projected year-2 tax: $3,642 · $303/mo
• Expected delta: +$2,876/yr (+$240/mo · 375.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,035
• − Mortgage interest: −$11,147
• − Property taxes: −$766
• − Insurance: −$995
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − Depreciation: −$5,789
• Taxable income: $652
• Est. tax owed @ 24.0%: −$157
• After-tax cash flow: $3,757/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $6,315–$18,945 screening

This move-in-ready, 3-bedroom, 2.5-bath townhome offers modern finishes and is located in a convenient location. It is in good condition with minimal maintenance required.

Value-add opportunities

• Both landscaping — improves curb appeal and adds value ↑
• Both paint — refreshes the interior and exterior ↑
• Both HVAC maintenance — improves comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 18/100

Zoned Schools

Middle Daggett Middle F TX #1,491/1,662 Nat'l #12,096/14,009

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

A Composite livability gradescore 80/100

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 · 2,380,417 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: 12% of renters

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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%

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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%

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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

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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

1 event — show timeline

• 2026-01-21 Listed $199,000 NTREIS

Property tax history

-2.4%/yr

Latest (2025): $766 · -2.4% YoY. Source: county tax records.