1163 Kirkwall Dr · Fort Worth, TX 76134

$220,000

3 bd · 2.0 ba · 1,199 sqft · SingleFamily public records · 6 Days on market

Built 1964 8,407 sqft lot Est $218k · 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).

• Cash flow +15.0/30.0
• ARV discount +7.1/15.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming and well-maintained gem nestled in an established Fort Worth neighborhood! This solid 3-bedroom, 2-bathroom pier and beam home offers the perfect blend of classic character and modern updates, truly move-in ready from day one. Step inside and you'll immediately notice the fresh, new paint throughout that gives the home a bright, clean feel, complemented by newer carpet and flooring that add warmth and style to every room. The updated bathrooms provide a polished, modern touch while maintaining the home's timeless appeal. With 1,199 square feet of well-utilized living space, the layout is comfortable and functional, ideal for families, first-time buyers, or inve

Key facts

• 8,407 sq ft lot
• 2 garage spots
• Built 1964

Property features AI

Finance

• Other: Lot under 0.5 acre (approx. 0.193 acres); Parcel number available
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Driveway
• Utilities: City water; City sewer; Electricity connected; Master gas meter; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story; Built in 1964; Not attached to another property; Subdivision: Highland Hills West Add; Facing direction not specified
• Construction: Year built: 1964
• Exterior features: Attached grill; Deck; Shed(s)

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: Primary bedroom (Level 1) — approx. 12 x 10
• Bathrooms: 2 full bathrooms
• Interior features: Open floorplan; Kitchen island; Pantry; Two living areas; One dining area; Accessible full bath
• Laundry & utility: Laundry located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $70 ($838/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 $190k (13.5% below list).
• Recommended offer: $190k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Harlean Beal El (math 17% / reading 17%, grade F, #3,836 of 4,322 statewide, top 91%, 322 students, 94% FRL) — zoned schools average 94% FRL vs 73% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 123 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 32% of the median local income ($71k/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 $7k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $190,261 (13.5% below list)

Questions for the listing agent

1. Built in 1964 — 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. 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?
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: 0.86% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.36%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $218,218
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5656 Conroy St	0.18mi	3/1.5	1,168 (-3%)	1mo	$210,000	$180	85
1300 Limerick Dr	0.25mi	3/2.0	1,235 (+3%)	2mo	$225,000	$182	81
5416 Whitten St	0.21mi	3/2.0	1,178 (-2%)	11mo	$185,000	$157	78
5633 Conroy St	0.11mi	3/2.0	1,072 (-11%)	5mo	$215,000	$201	73
1101 Glasgow Rd	0.14mi	3/1.0	1,087 (-9%)	3mo	$175,000	$161	71
1409 Cloverdale Dr	0.54mi	3/2.0	1,215 (+1%)	6mo	$244,000	$201	68
5544 De Cory Rd	0.26mi	3/1.5	1,118 (-7%)	10mo	$159,500	$143	66
5341 Hensley Dr	0.31mi	3/1.0	1,112 (-7%)	4mo	$210,000	$189	66
1208 Savage Dr	0.25mi	3/1.0	1,115 (-7%)	13mo	$185,000	$166	62
1171 Dublin Dr	0.07mi	3/2.0	1,376 (+15%)	12mo	$250,000	$182	62
5509 Cloverdale Dr	0.56mi	3/1.5	1,137 (-5%)	9mo	$230,000	$202	56
1561 Milmo Dr	0.66mi	3/1.5	1,102 (-8%)	1mo	$145,000	$132	53

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 · 2.3% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.47×
• Total profit: $-32,557
• Equity at exit: $32,803

10-year hold

• IRR: -7.4%
• Equity multiple: 0.54×
• Total profit: $-28,107
• Equity at exit: $19,022

Cash invested: $61,600 (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 76134

• Home prices YoY: -6.9%
• Rents YoY: 2.3%
• Active inventory: 123
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,903 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$188 /mo · $2,254/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $70

Break-even live

Break-even rent $1,814

Max offer price $220,000

Occupancy floor 91%

Sensitivity live

Price	-10% $194	-5% $132	+0% $70	+5% $8	+10% $-55
Rent	-10% $-80	-5% $-5	+0% $70	+5% $145	+10% $220
Rate	-1.0pp $181	-0.5pp $126	base $70	+0.5pp $13	+1.0pp $-45

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5345 Hensley Dr Fort Worth, TX	3.0	1.0	1053	$1,700	$1.61	26d	1	0.28mi
5500 Oak Grove Rd Fort Worth, TX	3.0	2.0	1209	$1,750	$1.45	46d	1	0.44mi
6608 South Fwy Fort Worth, TX	1.0–3.0	1.0–2.0	1047	$1,495	$1.43	4d	8	1.07mi
4709 Fair Park Blvd Fort Worth, TX	3.0	2.0	1143	$1,795	$1.57	26d	1	1.18mi
105 DuPont Cir Fort Worth, TX	3.0	2.0	1236	$1,850	$1.50	7d	1	1.28mi
1200 E Seminary Dr Fort Worth, TX	2.0–3.0	1.0–2.0	925	$1,625	$1.76	17d	7	1.49mi

Listing history 5 events

1. 2026-06-21
   days on market $220,000 Active 6 DOM
2. 2026-06-18
   days on market $220,000 Active 3 DOM
3. 2026-06-17
   days on market $220,000 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $220,000 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: $2,254 · $188/mo
• Projected year-2 tax: $4,026 · $336/mo
• Expected delta: +$1,772/yr (+$148/mo · 78.6%)

ⓘ 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 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: $22,831
• − Mortgage interest: −$12,323
• − Property taxes: −$2,254
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − Depreciation: −$6,400
• Taxable loss: −$2,899
• Est. tax savings @ 24.0%: +$696
• After-tax cash flow: $1,534/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): 29,949
• Household income: $70,945
• Rent vs Own: 40.2% rent · 59.8% own
• Severe rent burden: 1539.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 43% Black 31% Two or more races 21% White 19% Asian 4%
• Hispanic origin (detail): Mexican 38% Puerto Rican 1% Cuban 2%
• Common ancestry: Lithuanian 2% Italian 2% Portuguese 1%
• Foreign-born: 20% · Canada, Vietnam, Philippines
• Languages at home: 62% English-only · Spanish 31% Vietnamese 3% French/Haitian/Cajun 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: ▼ -23.91%
• Current HPI: 323.2306
• Rent YoY: ▲ 2.30%
• 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 event — show timeline

• 2026-06-04 Listed $220,000 NTREIS

Property tax history

+5.7%/yr

Latest (2025): $2,254 · +7.3% YoY. Source: county tax records.