2712 Evans Ave · Fort Worth, TX 76104

$209,000

3 bd · 2.0 ba · 2,105 sqft · SingleFamily public records · 16 Days on market

Built 1963 6,011 sqft lot Est $299k · 30% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• 1% rule +4.9/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Single-family home located in the Morningside area of Fort Worth. The property includes three bedrooms, two full bathrooms, a living area, dining space, and a standard kitchen layout. The home features two fireplaces and updates throughout, offering a functional and refreshed interior. A two-car garage provides covered parking, and the yard offers usable outdoor space. The property is centrally positioned near major Fort Worth destinations, including Downtown Fort Worth, the Medical District, Texas Christian University (TCU), the Fort Worth Stockyards, and major corridors such as I-35W and I-20, providing convenient access to city amenities. All measurements, schools, and property details t

Key facts

• Convenient access
• Usable outdoor space
• Two fireplaces

Tags

• TWO FIREPLACES
• USABLE OUTDOOR SPACE
• CONVENIENT ACCESS

Property features AI

Finance

• Other: No special taxing entities
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Garage faces front
• Security: Burglar alarm; Smoke detector(s)
• Utilities: City water; City sewer; MUD water; MUD sewer; Individual gas meter; Individual water meter; Electricity available and connected; Underground utilities; Municipal utility district
• Home design: Single family residence; Residential property; One story; Not attached to another unit; Year built 1963; Preowned
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Gutters; Wood fencing; Few trees; Landscaped yard; Level lot; Large backyard with grass; Easements for access and drainage

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air (electric)
• Interior features: Open floorplan; Kitchen island; Pantry; Cable TV available; High-speed internet available; Two living areas; One dining area; 7 total rooms; One-level living
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $12 ($140/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 $208k (0.7% below list).
• Recommended offer: $206k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.4% 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; 172 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 40% of the median local income ($62k/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 16 days — a 2% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 6y 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 2.6% of price.
• 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 $205,865 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.99% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $298,910
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
860 E Mulkey St	0.21mi	4/3.0 (+1)	2,233 (+6%)	10mo	$185,000	$83	63
504 E Ramsey Ave	0.40mi	3/2.0	1,994 (-5%)	23mo	$284,000	$142	54
924 E Lowden St	0.23mi	4/1.0 (+1)	1,859 (-12%)	23mo	$239,500	$129	42
2909 Nara Vista Trl	0.66mi	3/2.0	1,867 (-11%)	13mo	$238,000	$127	40
625 E Jessamine St	0.54mi	4/2.5 (+1)	1,972 (-6%)	22mo	$349,000	$177	39
3213 New York Ave	0.59mi	4/2.0 (+1)	1,882 (-11%)	13mo	$335,000	$178	39
1032 E Arlington Ave	0.69mi	4/2.5 (+1)	1,810 (-14%)	2mo	$329,500	$182	36
1041 E Powell Ave	0.55mi	4/2.0 (+1)	1,876 (-11%)	22mo	$257,789	$137	33
2917 Nara Vista Trl	0.66mi	3/2.0	1,867 (-11%)	24mo	$275,000	$147	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 · 0.05% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.33×
• Total profit: $-38,963
• Equity at exit: $31,163

10-year hold

• IRR: -21.7%
• Equity multiple: 0.05×
• Total profit: $-55,532
• Equity at exit: $18,071

Cash invested: $58,520 (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 76104

• Home prices YoY: -11.6%
• Rents YoY: 0.1%
• Active inventory: 172
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,075 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$445 /mo · $5,337/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $12

Break-even live

Break-even rent $2,061

Max offer price $209,000

Occupancy floor 94%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2701 Stuart Dr Fort Worth, TX	3.0	3.0	2104	$1,800	$0.86	43d	1	0.30mi
1108 E Robert St Fort Worth, TX	3.0	1.0	1444	$1,825	$1.26	22d	1	0.37mi
2920 Pima Ln Fort Worth, TX	3.0	2.5	1540	$1,800	$1.17	14d	1	0.60mi
642 E Harvey Ave Fort Worth, TX	4.0	2.0	1755	$2,099	$1.20	43d	1	0.63mi
823 E Arlington Ave Fort Worth, TX	4.0	2.5	1720	$2,350	$1.37	24d	1	0.70mi
1229 E Harvey Ave Fort Worth, TX	3.0	2.0	1684	$2,175	$1.29	5d	1	0.73mi
3000 S Jennings St Fort Worth, TX	4.0	3.0	2270	$2,050	$0.90	5d	1	0.74mi
1516 Chama Dr Fort Worth, TX	3.0	2.5	1625	$1,700	$1.05	24d	1	0.80mi
2932 Travis Ave Unit 2932 Fort Worth, TX	3.0	2.0	1600	$1,700	$1.06	20d	1	0.87mi
1920 Saint Louis Ave Fort Worth, TX	4.0	3.0	1484	$1,745	$1.18	43d	1	0.92mi
2341 Alston Ave Fort Worth, TX	4.0	3.0	2343	$4,245	$1.81	43d	1	0.93mi
1909 May St Unit 1909 Fort Worth, TX	4.0	2.5	2968	$1,600	$0.54	43d	1	0.96mi
958 E Allen Ave Fort Worth, TX	3.0	3.0	1568	$4,300	$2.74	43d	1	0.97mi
1327 E Baltimore Ave Fort Worth, TX	3.0	2.0	1426	$1,650	$1.16	24d	1	0.97mi
3329 Hemphill St Fort Worth, TX	3.0	2.0	1425	$2,950	$2.07	43d	1	1.04mi
1630 Davis Ave Fort Worth, TX	3.0	2.5	2297	$2,500	$1.09	18d	1	1.09mi
1511 Illinois Ave Fort Worth, TX	4.0	2.0	1800	$2,500	$1.39	43d	1	1.11mi
3225 S Adams St Fort Worth, TX	4.0	2.0	1948	$2,395	$1.23	24d	1	1.19mi
1332 Driess St Fort Worth, TX	3.0	2.0	1565	$1,850	$1.18	17d	1	1.19mi
2104 Daniel St Fort Worth, TX	3.0	2.0	1440	$1,675	$1.16	43d	1	1.23mi
2124 Belzise Ter Fort Worth, TX	4.0	2.5	1869	$1,945	$1.04	19d	1	1.26mi
2120 Belzise Ter Fort Worth, TX	4.0	2.5	1869	$1,945	$1.04	24d	1	1.26mi
2108 Belzise Ter Fort Worth, TX	4.0	2.5	1869	$1,950	$1.04	43d	1	1.27mi
2100 Belzise Ter Fort Worth, TX	4.0	2.5	1869	$2,045	$1.09	5d	1	1.28mi
1246 Lowe St Fort Worth, TX	3.0	2.5	1752	$1,895	$1.08	15d	1	1.31mi
1516 E Maddox Ave Fort Worth, TX	3.0	2.0	1485	$1,895	$1.28	22d	1	1.32mi
2200 6th Ave Fort Worth, TX	3.0	3.0	1552	$2,650	$1.71	43d	1	1.38mi
2911 Ryan Ave Fort Worth, TX	3.0	2.0	1790	$1,750	$0.98	6d	1	1.39mi
1057 E Oleander St Fort Worth, TX	3.0	2.5	1501	$2,435	$1.62	20d	1	1.39mi
2532 Ryan Ave Fort Worth, TX	3.0	2.0	1416	$2,100	$1.48	43d	1	1.41mi
1224 Elva Warren St Fort Worth, TX	4.0	2.5	1584	$2,000	$1.26	43d	1	1.41mi
2101 Fairmount Ave Fort Worth, TX	3.0	2.5	1516	$3,200	$2.11	2d	1	1.44mi
1601 Daniel St Fort Worth, TX	3.0	2.0	1869	$1,795	$0.96	5d	1	1.45mi
1701 Belzise Ter Fort Worth, TX	4.0	4.5	2234	$2,800	$1.25	6d	1	1.47mi
3201 Ryan Ave Fort Worth, TX	4.0	2.0	2000	$2,100	$1.05	43d	1	1.48mi

Listing history 11 events

1. 2026-06-18
   days on market $209,000 Active 16 DOM
2. 2026-06-17
   days on market $209,000 Active 15 DOM
3. 2026-06-16
   days on market $209,000 Active 14 DOM
4. 2026-06-15
   days on market $209,000 Active 13 DOM
5. 2026-06-13
   days on market $209,000 Active 11 DOM
6. 2026-06-09
   days on market $209,000 Active 7 DOM
7. 2026-06-08
   days on market $209,000 Active 6 DOM
8. 2026-06-07
   days on market $209,000 Active 5 DOM
9. 2026-06-04
   days on market $209,000 Active 2 DOM
10. 2026-06-02
    remarks 699-char remark
11. 2026-06-02
    listed $209,000 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: $5,337 · $445/mo
• Projected year-2 tax: $5,337 · $445/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 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,905
• − Mortgage interest: −$11,707
• − Property taxes: −$5,337
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − Depreciation: −$6,080
• Taxable loss: −$3,250
• Est. tax savings @ 24.0%: +$780
• After-tax cash flow: $920/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): 20,443
• Household income: $61,658
• Rent vs Own: 63.1% rent · 36.9% own
• Severe rent burden: 1060.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 45% Black 28% White 21% Two or more races 17% Asian 2%
• Hispanic origin (detail): Mexican 41% Cuban 1%
• Common ancestry: Lithuanian 1% Italian 1% Arab 1%
• Foreign-born: 21% · Canada, Vietnam, Philippines
• Languages at home: 58% English-only · Spanish 37% Arabic 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: ▼ -36.10%
• Current HPI: 276.383
• Rent YoY: ▬ 0.05%
• 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

+140.5% since first listed

24 events — show timeline

• 2026-06-02 Listed $209,000 NTREIS
• 2026-03-10 Listing Removed — NTREIS
• 2025-12-10 Listed $225,000 NTREIS
• 2025-06-07 Rental Removed $1,775 RENTLY
• 2025-05-02 Listed for Rent $1,775 RENTLY
• 2024-04-26 Price Changed $195,000 NTREIS
• 2023-08-26 Relisted — NTREIS
• 2023-08-16 Contingent — NTREIS
• 2023-07-26 Relisted — NTREIS
• 2023-07-20 Contingent — NTREIS
• 2023-07-07 Price Changed $230,000 NTREIS
• 2023-07-07 Relisted — NTREIS
• 2023-02-08 Listed $240,000 NTREIS
• 2023-02-02 Listing Removed — NTREIS
• 2022-09-26 Listed $285,000 NTREIS
• 2022-07-22 Price Changed $2,050 RENT.
• 2020-12-21 Sold (Public Records) — Public Records
• 2020-12-14 Sold (MLS) — NTREIS
• 2020-11-23 Pending — NTREIS
• 2020-10-29 Listed $170,000 NTREIS
• 2020-07-27 Sold (Public Records) — Public Records
• 2020-06-19 Listed $86,900 NTREIS
• 2019-07-31 Sold (Public Records) — Public Records
• 1985-03-28 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $5,337 · -9.5% YoY. Source: county tax records.