421 Seaman St · Fort Worth, TX 76111

$159,500

3 bd · 1.0 ba · 672 sqft · SingleFamily public records · 23 Days on market

Built 1975 Est $147k · 8% over ↓ 18% since listing

---

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 +25.5/30.0
• DSCR +8.4/10.0
• 1% rule +7.3/10.0
• Livability +4.0/5.0
• ARV discount +3.7/15.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Nicely updated home with new windows, roof, flooring, granite counter top, stove/oven, bathroom vanity, storm doors, cieling fans, wall heater, electric fireplace, window ac, large fenced yard

Key facts

• New stove
• New flooring
• New bathroom vanity

Tags

• NEW WINDOWS
• NEW ROOF
• NEW FLOORING
• GRANITE COUNTER TOP
• NEW STOVE
• NEW BATHROOM VANITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $157k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 flat; 71 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 39% of the median local income ($60k/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 $5k 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 23 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,107 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.23% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.99%
• DSCR: 1.44
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $147,168
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 N Chandler Dr	0.59mi	2/1.0 (-1)	676 (+1%)	15mo	$148,000	$219	54

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 · 0.45% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-6,999
• Equity at exit: $23,782

10-year hold

• IRR: 2.0%
• Equity multiple: 1.12×
• Total profit: $5,567
• Equity at exit: $13,791

Cash invested: $44,660 (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 76111

• Home prices YoY: -19.2%
• Rents YoY: 0.5%
• Active inventory: 71
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,962 high
• Mortgage (P&I): −$836
• Tax from tax record: −$275 /mo · $3,303/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $372

Break-even live

Break-even rent $1,491

Max offer price $159,500

Occupancy floor 76%

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: $39,875
• Closing costs: $4,785
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2900 Race St Fort Worth, TX	2.0	1.0–2.0	959	$1,899	$1.98	2d	21	0.74mi
336 Oakhurst Scenic Dr Fort Worth, TX	2.0	1.0–2.0	939	$2,085	$2.22	2d	29	1.01mi
2413 Race St Fort Worth, TX	2.0	1.0–2.0	849	$1,949	$2.30	2d	13	1.07mi
999 Scenic Hill Dr Fort Worth, TX	2.0	1.0–2.5	1077	$2,896	$2.69	2d	19	1.20mi
1723 Oak Knoll Dr Unit 6 Haltom City, TX	2.0	1.0	700	$1,049	$1.50	6d	1	1.26mi
2001 E 4th St Fort Worth, TX	2.0	1.0–2.0	872	$2,724	$3.12	21d	42	1.49mi
2001 E 4th St Fort Worth, TX	2.0	1.0–2.0	872	$2,759	$3.16	2d	121	1.49mi
2211 Barbell Ln Fort Worth, TX	2.0	1.0	718	$1,295	$1.80	44d	1	1.50mi

Listing history 18 events

1. 2026-06-18
   days on market $159,500 Active 23 DOM
2. 2026-06-17
   days on market $159,500 Active 22 DOM
3. 2026-06-16
   days on market $159,500 Active 21 DOM
4. 2026-06-15
   days on market $159,500 Active 20 DOM
5. 2026-06-13
   days on market $159,500 Active 18 DOM
6. 2026-06-09
   days on market $159,500 Active 14 DOM
7. 2026-06-08
   days on market $159,500 Active 13 DOM
8. 2026-06-07
   days on market $159,500 Active 12 DOM
9. 2026-06-04
   days on market $159,500 Active 9 DOM
10. 2026-06-03
    days on market $159,500 Active 8 DOM
11. 2026-06-02
    days on market $159,500 Active 7 DOM
12. 2026-06-02
    days on market $159,500 Active 6 DOM
13. 2026-05-31
    days on market $159,500 Active 5 DOM
14. 2026-05-26
    listed $159,500 Active
15. 2026-03-20
    historical
16. 2026-02-16
    price $179,500
17. 2025-11-04
    listed $194,900 Active
18. 1983-06-02
    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: $3,303 · $275/mo
• Projected year-2 tax: $3,303 · $275/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 · 24 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: $23,543
• − Mortgage interest: −$8,934
• − Property taxes: −$3,303
• − Insurance: −$798
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − Depreciation: −$4,640
• Taxable income: $2,101
• Est. tax owed @ 24.0%: −$504
• After-tax cash flow: $3,957/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): 20,989
• Household income: $60,194
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 616.0

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: Predominantly Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% White 24% Two or more races 24% Black 4% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 62%
• Common ancestry: Slovak 1%
• Foreign-born: 25% · Canada, Vietnam
• Languages at home: 45% English-only · Spanish 52% Other Asian/Pacific 1% Vietnamese 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: ▼ -74.75%
• Current HPI: 315.1072
• Rent YoY: ▲ 0.45%
• 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

-18.2% since first listed

5 events — show timeline

• 2026-05-26 Listed $159,500 FSBO.com
• 2026-03-20 Listing Removed — NTREIS
• 2026-02-16 Price Changed $179,500 NTREIS
• 2025-11-04 Listed $194,900 NTREIS
• 1983-06-02 Sold (Public Records) — Public Records

Property tax history

+10.1%/yr

Latest (2025): $3,303 · -2.4% YoY. Source: county tax records.