2009 Hemphill St · Fort Worth, TX 76110

$185,000

2 bd · 1.0 ba · 1,454 sqft · SingleFamily public records · 60 Days on market

Built 1924 5,619 sqft lot $127/sqft · 51% below area ↓ 8% since listing

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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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

2009 Hemphill in the heart of Fort Worth. This property is zoned either commercial or for short term rentals. This is a city of Fort Worth approved short term rental. Perfect for Air bnb or VRBO rentals. Situated on Hemphill st near JPS hospital and Magnolia avenue and shopping. Also only a short distance from medical district and downtown Fort Worth.  Easy access to both interstate 35 and 30 makes it a super convenient location. Spacious interior and even a basement for storage or to make an extra room. The house is ready for a remodel including roof, flooring and paint. With the right touches this place will be ready for stead income flow. Don’t miss this opportunity!

Key facts

• Ready for a remodel
• Basement for storage
• Zoned commercial

Tags

• ZONED COMMERCIAL
• ZONED SHORT TERM RENTALS
• APPROVED SHORT TERM RENTAL
• EASY ACCESS TO INTERSTATE
• BASEMENT FOR STORAGE
• READY FOR A REMODEL

Property features AI

Finance

• Other: Property listed as residential, single family; Subdivision: Emory College Sub
• Financial info: Listing accepts cash or other terms
• HOA & community: No association (no HOA)

Exterior

• Parking: Driveway parking; Covered parking (1 space); 2-car single door configuration; 1-car garage
• Security: No security features listed
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; One level; Residential property
• Construction: Built in 1924; Asphalt roof; Pillar/post/pier foundation
• Exterior features: Covered patio/porch

Interior

• Kitchen: Other appliances
• Bedrooms: 2 bedrooms (primary bedroom on main level)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating or cooling details provided
• Interior features: Basement included; One living area; One dining area; Total of 4 rooms; Other interior features
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Daggett El (math 17% / reading 20%, grade F, #3,759 of 4,322 statewide, top 88%, 544 students, 84% FRL).
• Market conditions: Rents flat; 155 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 34% 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 60 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• 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 $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.07% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.63%
• DSCR: 1.43
• GRM: 7.8

CMA / ARV

• ARV (median comp): $378,314
• List price: $185,000
• Delta: -51.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
803 Hawthorne Ave	0.11mi	2/2.0	1,447 (-0%)	3mo	$399,000	$276	88
2105 Lipscomb St	0.12mi	2/2.0	1,586 (+9%)	1mo	$385,000	$243	74
1804 Lipscomb St	0.22mi	3/2.0 (+1)	1,538 (+6%)	0mo	$343,000	$223	71
2220 5th Ave	0.50mi	2/2.0	1,437 (-1%)	1mo	$410,000	$285	70
2250 Lipscomb St	0.26mi	2/2.0	1,304 (-10%)	1mo	$399,900	$307	66
1909 6th Ave	0.52mi	2/2.0	1,335 (-8%)	1mo	$420,000	$315	57
2260 Washington Ave	0.40mi	2/2.0	1,272 (-12%)	2mo	$390,000	$307	55
2238 Hurley Ave	0.71mi	2/2.0	1,377 (-5%)	0mo	$454,000	$330	54
2614 May St	0.57mi	3/2.0 (+1)	1,344 (-8%)	1mo	$180,000	$134	51
2720 College Ave	0.71mi	3/1.0 (+1)	1,344 (-8%)	0mo	$262,000	$195	49
2233 Fairmount Ave	0.60mi	3/2.0 (+1)	1,596 (+10%)	1mo	$539,500	$338	46
2241 Hurley Ave	0.68mi	3/2.0 (+1)	1,292 (-11%)	2mo	$489,000	$378	39

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: -4.2%
• Equity multiple: 0.85×
• Total profit: $-8,017
• Equity at exit: $27,584

10-year hold

• IRR: 2.8%
• Equity multiple: 1.18×
• Total profit: $9,377
• Equity at exit: $15,995

Cash invested: $51,800 (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 76110

• Rents YoY: 0.7%
• Active inventory: 155
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,979 high
• Mortgage (P&I): −$970
• Tax from tax record: −$100 /mo · $1,204/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $416

Break-even live

Break-even rent $1,453

Max offer price $185,000

Occupancy floor 74%

Sensitivity live

Price	-10% $521	-5% $468	+0% $416	+5% $364	+10% $311
Rent	-10% $260	-5% $338	+0% $416	+5% $494	+10% $572
Rate	-1.0pp $509	-0.5pp $463	base $416	+0.5pp $368	+1.0pp $319

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1925 Saint Louis Ave Fort Worth, TX	3.0	1.0	1219	$1,695	$1.39	46d	1	0.19mi
2200 6th Ave Fort Worth, TX	3.0	3.0	1552	$2,650	$1.71	46d	1	0.57mi
1605 5th Ave Fort Worth, TX	2.0	2.0	1050	$1,495	$1.42	21d	1	0.58mi
315 W Magnolia Ave Fort Worth, TX	2.0	1.0–2.0	827	$2,118	$2.56	0d	44	0.58mi
2101 Fairmount Ave Fort Worth, TX	3.0	2.5	1516	$3,200	$2.11	4d	1	0.59mi
703 W Magnolia Ave Unit 201 Fort Worth, TX	1.0	1.0	1098	$2,150	$1.96	46d	1	0.59mi
1824 Fairmount Ave #1824 Fort Worth, TX	2.0	1.0	890	$1,595	$1.79	19d	1	0.64mi
1310 Crawford St Fort Worth, TX	2.0	2.0	938	$1,393	$1.49	8d	1	0.66mi
1125 S Jennings Ave Ste 203 Fort Worth, TX	1.0	1.0	975	$1,395	$1.43	46d	1	0.70mi
1125 S Jennings Ave Unit 201 Fort Worth, TX	1.0	1.0	975	$1,520	$1.56	46d	1	0.70mi
1411 6th Ave Unit 3 Fort Worth, TX	1.0	1.0	900	$1,275	$1.42	46d	1	0.71mi
501 W Rosedale St Fort Worth, TX	1.0–2.0	1.0–2.0	795	$1,990	$2.50	0d	19	0.71mi
1001 W Rosedale St Fort Worth, TX	1.0–2.0	1.0–2.5	1090	$2,461	$2.26	5d	25	0.79mi
2837 Hemphill St Unit 203 Fort Worth, TX	2.0	2.0	1297	$1,875	$1.45	23d	1	0.83mi
2837 Hemphill St Unit 202 Fort Worth, TX	2.0	2.0	1297	$1,800	$1.39	23d	1	0.83mi
1211 6th Ave Unit 201 Fort Worth, TX	2.0	2.0	1000	$5,000	$5.00	22d	1	0.84mi
1016 Bryan Ave Unit 102 Fort Worth, TX	2.0	2.5	1400	$2,500	$1.79	26d	1	0.86mi
2532 Ryan Ave Fort Worth, TX	3.0	2.0	1416	$2,100	$1.48	46d	1	0.87mi
1015 S Jennings Ave Unit 3121 Fort Worth, TX	3.0	2.0	1238	$1,656	$1.34	22d	1	0.88mi
1015 S Jennings Ave Unit 1072 Fort Worth, TX	2.0	2.0	986	$1,269	$1.29	15d	1	0.88mi
1015 S Jennings Ave Unit 2121 Fort Worth, TX	2.0	2.0	986	$1,039	$1.05	0d	1	0.88mi
1015 S Jennings Ave Unit 612 Fort Worth, TX	3.0	2.0	1238	$1,699	$1.37	0d	1	0.88mi
1015 S Jennings Ave Unit 1048 Fort Worth, TX	3.0	2.0	1238	$1,699	$1.37	46d	1	0.88mi
2812 Ryan Place Dr Fort Worth, TX	2.0	1.0	1234	$2,795	$2.26	19d	1	0.88mi
958 E Allen Ave Fort Worth, TX	3.0	3.0	1568	$4,300	$2.74	46d	1	0.89mi
2901 Travis Ave Fort Worth, TX	1.0–2.0	1.0–2.0	975	$1,340	$1.37	26d	5	0.91mi
1016 E Arlington Ave Unit C Fort Worth, TX	2.0	1.0	918	$995	$1.08	19d	1	0.93mi
1004 E Powell Ave Unit 1357999P Fort Worth, TX	1.0	1.0	1194	$2,388	$2.00	16d	1	0.94mi
1004 E Powell Ave Unit 1357996P Fort Worth, TX	1.0	1.0	990	$2,981	$3.01	26d	1	0.94mi
1921 Ben Hall Ct Fort Worth, TX	3.0	1.0	1507	$2,850	$1.89	12d	1	0.94mi
1000 S Henderson St Fort Worth, TX	1.0–2.0	1.0	760	$1,560	$2.05	1d	11	0.94mi
2932 Travis Ave Unit 2932 Fort Worth, TX	3.0	2.0	1600	$1,700	$1.06	23d	1	0.95mi
1332 Driess St Fort Worth, TX	3.0	2.0	1565	$1,850	$1.18	19d	1	0.96mi
1108 7th Ave Unit 1145 Fort Worth, TX	2.0	2.0	1373	$2,490	$1.81	0d	1	0.98mi
1108 7th Ave Fort Worth, TX	2.0	2.0	1373	$2,465	$1.80	21d	1	0.99mi
1108 7th Ave Fort Worth, TX	2.0	1.0–2.0	964	$2,465	$2.56	26d	18	0.99mi
1011 Marion Ave Fort Worth, TX	2.0	1.0	1000	$1,400	$1.40	46d	1	1.00mi
1519 W Rosedale St Fort Worth, TX	2.0	2.0	1118	$1,639	$1.47	46d	1	1.03mi
809 Glen Garden Dr Fort Worth, TX	2.0	1.0	959	$1,295	$1.35	5d	1	1.04mi
650 S Main St Unit 510 Fort Worth, TX	2.0	2.0	1068	$1,614	$1.51	16d	1	1.10mi

Listing history 20 events

1. 2026-06-22
   days on market $185,000 Active 60 DOM
2. 2026-06-21
   days on market $185,000 Active 59 DOM
3. 2026-06-18
   days on market $185,000 Active 56 DOM
4. 2026-06-17
   days on market $185,000 Active 55 DOM
5. 2026-06-16
   days on market $185,000 Active 54 DOM
6. 2026-06-15
   days on market $185,000 Active 53 DOM
7. 2026-06-13
   days on market $185,000 Active 51 DOM
8. 2026-06-09
   days on market $185,000 Active 47 DOM
9. 2026-06-08
   days on market $185,000 Active 46 DOM
10. 2026-06-07
    days on market $185,000 Active 45 DOM
11. 2026-06-04
    days on market $185,000 Active 42 DOM
12. 2026-06-03
    days on market $185,000 Active 41 DOM
13. 2026-06-02
    days on market $185,000 Active 40 DOM
14. 2026-06-01
    days on market $185,000 Active 39 DOM
15. 2026-05-31
    days on market $185,000 Active 38 DOM
16. 2026-04-23
    listed $185,000 Active 690-char remark
17. 2023-12-21
    historical
18. 2023-12-15
    listed $200,000 Active
19. 2015-12-30
    soldstatus
20. 1992-07-27
    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: $1,204 · $100/mo
• Projected year-2 tax: $3,386 · $282/mo
• Expected delta: +$2,182/yr (+$182/mo · 181.2%)

ⓘ 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 ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $23,749
• − Mortgage interest: −$10,363
• − Property taxes: −$1,204
• − Insurance: −$925
• − Repairs & maintenance: −$1,900
• − Management: −$1,900
• − Depreciation: −$5,382
• Taxable income: $2,075
• Est. tax owed @ 24.0%: −$498
• After-tax cash flow: $4,493/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): 33,441
• Household income: $69,790
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 1471.0

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% 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%

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

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

-7.5% since first listed

5 events — show timeline

• 2026-04-23 Listed $185,000 NTREIS
• 2023-12-21 Listing Removed — NTREIS
• 2023-12-15 Listed $200,000 NTREIS
• 2015-12-30 Sold (Public Records) — Public Records
• 1992-07-27 Sold (Public Records) — Public Records

Property tax history

-2.3%/yr

Latest (2025): $1,204 · -2.4% YoY. Source: county tax records.