1317 E Tucker St · Fort Worth, TX 76104

$305,900

4 bd · 2.0 ba · 1,802 sqft · Land · 31 Days on market

Built 2025 5,009 sqft lot ↓ 1% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.1/30.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Schools +2.0/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Don’t miss this unique new construction home that may qualify for 100% financing. Designed with a modern open layout, the home includes energy-efficient windows, LED lighting, and stylish finishes throughout. The beautiful kitchen features impressive countertops and a modern backsplash, making it a great space for everyday living or entertaining. Inside, you’ll find 4 spacious bedrooms and 2 full bathrooms. The primary suite is filled with natural light and includes a bathroom with separate sinks, a bathtub, walk-in shower, and a very large walk-in closet. Outside, the property offers a covered patio, mature trees, privacy fencing, and a spacious backyard. The long driveway can

Key facts

• Led lighting
• Covered patio
• Modern backsplash

Tags

• NEW CONSTRUCTION HOME
• ENERGY EFFICIENT WINDOWS
• LED LIGHTING
• IMPRESSIVE COUNTERTOPS
• MODERN BACKSPLASH
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $306k.

Deal economics

• At list price, monthly cash flow is $-434 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (30.5% below list).
• Recommended offer: $213k (30.5% below list) — sets the bar for 1% rule.

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: Van Zandt-Guinn El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 338 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: Rents flat; 176 active listings in the ZIP; 28 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 41% 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 $2k of loan paydown is wiped out by about $9k 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 31 days — a 3% lower offer ($297k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $212,688 (30.5% 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. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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: 0.70% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.08%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.05% rent growth · sell at horizon

5-year hold

• IRR: -30.1%
• Equity multiple: 0.03×
• Total profit: $-83,296
• Equity at exit: $45,611

10-year hold

• IRR: -50.3%
• Equity multiple: -0.54×
• Total profit: $-131,699
• Equity at exit: $26,449

Cash invested: $85,652 (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: 176
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,127 high
• Mortgage (P&I): −$1,604
• Tax est. 1.5%: −$382 /mo · $4,588/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-434

Break-even live

Break-even rent $2,676

Max offer price $243,133

Occupancy floor —

Sensitivity live

Price	-10% $-222	-5% $-328	+0% $-434	+5% $-539	+10% $-645
Rent	-10% $-602	-5% $-518	+0% $-434	+5% $-350	+10% $-266
Rate	-1.0pp $-280	-0.5pp $-356	base $-434	+0.5pp $-513	+1.0pp $-594

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: $76,475
• Closing costs: $9,177
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1228 E Leuda St Fort Worth, TX	3.0	2.0	1388	$2,100	$1.51	45d	1	0.25mi
1032 E Tucker St Fort Worth, TX	3.0	2.0	1796	$2,100	$1.17	17d	1	0.26mi
921 E Hattie St Unit 1301587P Fort Worth, TX	3.0	3.0	1517	$4,175	$2.75	0d	1	0.42mi
1501 Avenue E Fort Worth, TX	4.0	2.5	1650	$2,195	$1.33	17d	1	0.59mi
1057 E Oleander St Fort Worth, TX	3.0	2.5	1501	$2,435	$1.62	22d	1	0.62mi
1332 Driess St Fort Worth, TX	3.0	2.0	1565	$1,850	$1.18	19d	1	0.84mi
2101 E Rosedale St Unit 201 Fort Worth, TX	3.0	3.5	2159	$3,399	$1.57	45d	1	0.86mi
1511 Illinois Ave Fort Worth, TX	4.0	2.0	1800	$2,500	$1.39	45d	1	0.89mi
1516 E Maddox Ave Fort Worth, TX	3.0	2.0	1485	$1,895	$1.28	24d	1	0.97mi
958 E Allen Ave Fort Worth, TX	3.0	3.0	1568	$4,300	$2.74	45d	1	1.04mi
1601 Daniel St Fort Worth, TX	3.0	2.0	1869	$1,770	$0.95	0d	1	1.06mi
1701 Belzise Ter Fort Worth, TX	4.0	4.5	2234	$2,800	$1.25	8d	1	1.12mi
1015 S Jennings Ave Unit 1048 Fort Worth, TX	3.0	2.0	1238	$1,699	$1.37	45d	1	1.18mi
1015 S Jennings Ave Unit 612 Fort Worth, TX	3.0	2.0	1238	$1,648	$1.33	0d	1	1.18mi
1015 S Jennings Ave Unit 3121 Fort Worth, TX	3.0	2.0	1238	$1,656	$1.34	21d	1	1.18mi
1327 E Baltimore Ave Fort Worth, TX	3.0	2.0	1426	$1,650	$1.16	26d	1	1.18mi
2104 Daniel St Fort Worth, TX	3.0	2.0	1440	$1,675	$1.16	45d	1	1.31mi
2100 Belzise Ter Fort Worth, TX	4.0	2.5	1869	$1,995	$1.07	0d	1	1.33mi
700 W Vickery Blvd Fort Worth, TX	3.0	1.0–3.5	1294	$5,399	$4.17	0d	118	1.33mi
2108 Belzise Ter Fort Worth, TX	4.0	2.5	1869	$1,950	$1.04	45d	1	1.34mi
823 E Arlington Ave Fort Worth, TX	4.0	2.5	1720	$2,350	$1.37	26d	1	1.35mi
969 Commerce St Fort Worth, TX	1.0–3.0	1.0–3.0	1425	$8,849	$6.21	0d	67	1.35mi
2120 Belzise Ter Fort Worth, TX	4.0	2.5	1869	$1,945	$1.04	26d	1	1.36mi
1229 E Harvey Ave Fort Worth, TX	3.0	2.0	1684	$2,150	$1.28	0d	1	1.36mi
2124 Belzise Ter Fort Worth, TX	4.0	2.5	1869	$1,945	$1.04	21d	1	1.37mi
2540 Avenue H Fort Worth, TX	3.0	1.0	1904	$1,400	$0.74	8d	1	1.41mi
2540 Avenue H Fort Worth, TX	3.0	1.0	1904	$1,500	$0.79	45d	1	1.41mi
1630 Davis Ave Fort Worth, TX	3.0	2.5	2297	$2,500	$1.09	20d	1	1.41mi

Listing history 12 events

1. 2026-03-29
   status Pending
2. 2026-03-20
   historical Active Option Contract
3. 2026-03-20
   status Pending
4. 2026-03-18
   price $305,900
5. 2026-02-25
   listed $289,900 Active
6. 2025-09-12
   price $295,000
7. 2025-07-11
   price $299,900
8. 2025-06-27
   price $299,990
9. 2025-06-21
   price $308,900
10. 2025-06-06
    listed $309,000 Active
11. 2023-03-15
    soldstatus
12. 2007-12-20
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $25,523
• − Mortgage interest: −$17,135
• − Property taxes: −$4,588
• − Insurance: −$1,530
• − Repairs & maintenance: −$2,042
• − Management: −$2,042
• − Depreciation: −$8,899
• Taxable loss: −$10,713
• Est. tax savings @ 24.0%: +$2,571
• After-tax cash flow: $-2,634/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

-1.0% since first listed

12 events — show timeline

• 2026-03-29 Pending — NTREIS
• 2026-03-20 Contingent — NTREIS
• 2026-03-20 Pending — NTREIS
• 2026-03-18 Price Changed $305,900 NTREIS
• 2026-02-25 Listed $289,900 NTREIS
• 2025-09-12 Price Changed $295,000 NTREIS
• 2025-07-11 Price Changed $299,900 NTREIS
• 2025-06-27 Price Changed $299,990 NTREIS
• 2025-06-21 Price Changed $308,900 NTREIS
• 2025-06-06 Listed $309,000 NTREIS
• 2023-03-15 Sold (Public Records) — Public Records
• 2007-12-20 Sold (Public Records) — Public Records

Property tax history

+14.6%/yr

Latest (2025): $328 · -2.4% YoY. Source: county tax records.