4000 Fitzhugh Ave · Fort Worth, TX 76105

$180,000

3 bd · 1.0 ba · 1,117 sqft · SingleFamily public records · 2 Days on market

Built 1952 8,146 sqft lot Est $188k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +9.3/15.0
• Cash flow +9.2/30.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

BACK ON MARKET - FINANCING FELL THROUGH Charming Investment Opportunity – This solid 3-bedroom, 1 bath features a new HVAC system and furnace for year-round comfort. Whether you're looking to expand your rental portfolio or secure your next home, this is an excellent opportunity in a growing area. Don't miss it!

Key facts

• 8,146 sq ft lot
• Built 1952

Property features AI

Finance

• Other: Property listed as residential single family; Subdivision: San Roe Add
• Financial info: Listing terms: Cash or Conventional; Special taxing entities: No
• HOA & community: No homeowners association

Exterior

• Parking: On-site parking (driveway); No garage or covered/carport spaces
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; One story; Residential property
• Construction: Built in 1952; Siding exterior; Shingle roof; Pillar/post/pier foundation
• Exterior features: Back yard fencing; Driveway and on-site parking

Interior

• Kitchen: Electric range; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: Three bedrooms (all on the main level); Primary bedroom approximately 10 x 12; Second bedroom approximately 9 x 8; Third bedroom approximately 10 x 8
• Bathrooms: One full bathroom
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Cable TV available; Six total rooms; One living area; One dining area; Single-story layout
• Laundry & utility: Washer and dryer included; Laundry area located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (8.7% below list).
• Recommended offer: $156k (13.4% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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: S S Dillow El (math 16% / reading 17%, grade F, #3,946 of 4,322 statewide, top 92%, 398 students, 97% FRL) — zoned schools average 97% FRL vs 73% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 99 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Tarrant County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 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.
• Current owner paid $42k; list at $180k implies a 330% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1952 — 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 $155,922 (13.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1952 — 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. 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?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.25%
• DSCR: 0.86
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $187,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3919 E Berry St	0.22mi	3/1.5	1,147 (+3%)	2mo	$89,989	$78	82
4613 Crenshaw Ave	0.60mi	3/2.0	1,118 (+0%)	0mo	$202,000	$181	67
2233 Eastover Ave	0.47mi	3/1.0	1,185 (+6%)	2mo	$205,000	$173	66
3420 Thannisch Ave	0.59mi	3/1.0	1,148 (+3%)	3mo	$207,000	$180	65
2312 Dillow St	0.34mi	3/2.0	1,221 (+9%)	2mo	$205,000	$168	63
4248 Bertha Ave	0.31mi	3/1.0	1,260 (+13%)	2mo	$140,000	$111	63
4500 Reed St	0.73mi	3/1.0	1,096 (-2%)	1mo	$165,000	$151	62
3775 Castleman St	0.68mi	3/2.0	1,140 (+2%)	2mo	$214,900	$189	59
3750 Sydney St	0.66mi	3/1.0	1,170 (+5%)	3mo	$190,000	$162	59
3841 Avenue M	0.53mi	3/1.0	971 (-13%)	1mo	$155,000	$160	53
3012 Hatcher St	0.48mi	3/1.0	950 (-15%)	2mo	$105,000	$111	51
2509 Campbell St	0.50mi	3/2.0	1,280 (+15%)	3mo	$240,000	$188	46

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.78×
• Total profit: $89,493
• Equity at exit: $162,158

10-year hold

• IRR: 19.8%
• Equity multiple: 6.37×
• Total profit: $270,652
• Equity at exit: $349,700

Cash invested: $50,400 (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 76105

• Home prices YoY: 14.2%
• Active inventory: 99
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,643 high
• Mortgage (P&I): −$944
• Tax from tax record: −$415 /mo · $4,985/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $-136

Break-even live

Break-even rent $1,816

Max offer price $155,922

Occupancy floor —

Sensitivity live

Price	-10% $-34	-5% $-85	+0% $-136	+5% $-187	+10% $-238
Rent	-10% $-266	-5% $-201	+0% $-136	+5% $-71	+10% $-6
Rate	-1.0pp $-46	-0.5pp $-91	base $-136	+0.5pp $-183	+1.0pp $-230

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2701 Vogt St Fort Worth, TX	3.0	2.0	1090	$1,475	$1.35	14d	1	0.22mi
4220 Ramey Ave Fort Worth, TX	2.0	1.0	832	$1,680	$2.02	5d	1	0.38mi
3816 Avenue N Fort Worth, TX	3.0	1.0	1108	$1,550	$1.40	6d	1	0.45mi
3536 S Littlejohn Ave Unit B Fort Worth, TX	2.0	1.0	762	$1,050	$1.38	44d	1	0.46mi
4312 Lorin Ave Fort Worth, TX	4.0	2.0	1230	$2,000	$1.63	44d	1	0.47mi
3421 Bright St Unit 3421 Fort Worth, TX	3.0	1.0	900	$1,375	$1.53	44d	1	0.48mi
3731 Avenue M Unit M Fort Worth, TX	3.0	2.0	1425	$1,900	$1.33	22d	1	0.56mi
2500 S Edgewood Ter Fort Worth, TX	1.0–3.0	1.0–2.5	1123	$1,895	$1.69	2d	34	0.61mi
3758 Donalee St Fort Worth, TX	3.0	1.0	720	$1,395	$1.94	44d	1	0.64mi
4508 Wiman Dr Fort Worth, TX	3.0	2.0	1045	$1,580	$1.51	7d	1	0.78mi
3211 Bideker Ave Fort Worth, TX	2.0	1.0	844	$1,649	$1.95	44d	1	0.81mi
3921 Avenue H Unit H Fort Worth, TX	3.0	2.0	1064	$1,550	$1.46	7d	1	0.82mi
3114 Avenue L Unit 3114 Fort Worth, TX	3.0	1.5	860	$1,350	$1.57	44d	1	1.01mi
4336 Jana Dr Fort Worth, TX	3.0	1.0	1070	$1,650	$1.54	4d	1	1.04mi
3300 Avenue H Fort Worth, TX	2.0	1.0	1050	$1,150	$1.10	44d	1	1.06mi
3302 Avenue H Unit 3300 Fort Worth, TX	2.0	1.0	1050	$1,150	$1.10	44d	1	1.07mi
2825 Bideker Ave Fort Worth, TX	3.0	1.0	900	$1,500	$1.67	25d	1	1.08mi
5011 Sunshine Dr Fort Worth, TX	2.0	1.0	813	$1,515	$1.86	25d	1	1.11mi
3211 Montague St Fort Worth, TX	3.0	2.0	1460	$1,999	$1.37	44d	1	1.12mi
2912 Avenue K Fort Worth, TX	3.0	1.5	1200	$1,600	$1.33	44d	1	1.16mi
2909 Avenue K Fort Worth, TX	3.0	2.0	1490	$700	$0.47	44d	1	1.18mi
3100 Avenue G Unit G Fort Worth, TX	2.0	1.0	1000	$850	$0.85	13d	1	1.23mi
3100 Avenue G Unit 200 Fort Worth, TX	2.0	1.0	1000	$750	$0.75	13d	1	1.23mi
4217 Wilhelm St Fort Worth, TX	3.0	2.0	1380	$1,650	$1.20	44d	1	1.24mi
5055 Virgil St Fort Worth, TX	3.0	2.0	1089	$1,650	$1.52	25d	1	1.24mi
912 Clairemont Ave Fort Worth, TX	2.0	1.0	936	$1,300	$1.39	44d	1	1.25mi
2839 Avenue J Unit J Fort Worth, TX	3.0	1.5	1000	$1,455	$1.46	25d	1	1.26mi
4929 Willie St Fort Worth, TX	3.0	2.0	1386	$1,650	$1.19	4d	1	1.26mi
2837 Avenue J Unit J Fort Worth, TX	3.0	1.5	1000	$1,455	$1.46	25d	1	1.26mi
3155 N Glen Garden Dr Fort Worth, TX	3.0	2.0	1254	$1,995	$1.59	4d	1	1.26mi
718 S Perkins St Unit B Fort Worth, TX	2.0	1.0	700	$950	$1.36	44d	1	1.39mi
2640 Berryhill Dr Fort Worth, TX	2.0	1.0	1478	$1,299	$0.88	25d	1	1.45mi
5336 Cottey St Fort Worth, TX	3.0	2.0	1045	$1,699	$1.63	44d	1	1.45mi
2128 R. W. Bivens Ln Fort Worth, TX	3.0	2.0	1045	$1,615	$1.55	14d	1	1.47mi
2645 Canberra Ct Fort Worth, TX	2.0	1.0	750	$1,150	$1.53	44d	1	1.48mi
2509 Spiller St Fort Worth, TX	2.0	2.0	720	$1,300	$1.81	15d	1	1.49mi
2509 Spiller St Fort Worth, TX	2.0	1.0	720	$1,400	$1.94	44d	1	1.49mi
5328 Carol Ave Fort Worth, TX	4.0	2.0	1230	$2,100	$1.71	44d	1	1.49mi

Listing history 2 events

1. 2026-06-18
   days on market $180,000 Active 2 DOM
2. 2026-06-17
   listed $180,000 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: $4,985 · $415/mo
• Projected year-2 tax: $4,985 · $415/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 ≥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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,717
• − Mortgage interest: −$10,083
• − Property taxes: −$4,985
• − Insurance: −$900
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$5,236
• Taxable loss: −$4,642
• Est. tax savings @ 24.0%: +$1,114
• After-tax cash flow: $-522/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): 22,228
• Household income: $45,770
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 884.0

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% Black 29% Two or more races 24% White 6%
• Hispanic origin (detail): Mexican 57%
• Foreign-born: 28% · Canada
• Languages at home: 44% English-only · Spanish 55% 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: ▲ 27.33%
• Current HPI: 219.2657
• Rent YoY: —
• 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

+329.6% since first listed

38 events — show timeline

• 2026-06-16 Relisted — NTREIS
• 2026-05-12 Listing Removed — NTREIS
• 2026-04-11 Listed $180,000 NTREIS
• 2025-09-25 Sold (Public Records) — Public Records
• 2025-09-16 Sold (MLS) — NTREIS
• 2025-09-14 Pending — NTREIS
• 2025-09-08 Contingent — NTREIS
• 2025-08-04 Relisted — NTREIS
• 2025-07-10 Pending — NTREIS
• 2025-07-02 Contingent — NTREIS
• 2025-06-25 Price Changed $159,000 NTREIS
• 2025-05-20 Price Changed $165,000 NTREIS
• 2025-05-20 Price Changed $169,900 NTREIS
• 2025-04-24 Listed $170,000 NTREIS
• 2025-04-14 Listing Removed — NTREIS
• 2025-04-02 Relisted — NTREIS
• 2025-04-02 Contingent — NTREIS
• 2025-04-02 Relisted — NTREIS
• 2025-03-28 Contingent — NTREIS
• 2025-03-20 Price Changed $170,000 NTREIS
• 2025-03-04 Price Changed $175,000 NTREIS
• 2024-10-18 Price Changed $179,000 NTREIS
• 2024-07-12 Price Changed $189,000 NTREIS
• 2024-04-22 Listing Removed — NTREIS
• 2024-04-22 Listed $195,000 NTREIS
• 2024-02-03 Listed $195,000 NTREIS
• 2023-12-31 Listing Removed — NTREIS
• 2023-09-09 Listed $195,000 NTREIS
• 2020-11-06 Sold (Public Records) — Public Records
• 2020-11-04 Sold (MLS) — NTREIS
• 2020-10-05 Pending — NTREIS
• 2020-09-24 Contingent — NTREIS
• 2020-09-18 Listed $140,000 NTREIS
• 2020-02-14 Sold (MLS) — NTREIS
• 2020-01-18 Pending — NTREIS
• 2019-12-18 Listed $63,000 NTREIS
• 1996-09-17 Sold (Public Records) $41,895 Public Records
• 1992-06-05 Sold (Public Records) — Public Records

Property tax history

+14.7%/yr

Latest (2025): $4,985 · -2.4% YoY. Source: county tax records.