5930 Bonnell Ave · Fort Worth, TX 76107

$99,500

3 bd · 1.0 ba · 456 sqft · SingleFamily public records · 114 Days on market

Built 1948 6,011 sqft lot $218/sqft · 14% below area Est $116k · 14% under ↓ 33% since listing

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +14.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special – Cash Only! Great opportunity in a prime Fort Worth location! This 1 bed, 1 bath home is vacant and ready for its next owner. The property features a spacious yard with plenty of room for additions or future improvements. Perfect for investors or DIY enthusiasts looking for their next project. Don’t miss out on this potential packed property!

Key facts

• Spacious yard
• Room for additions
• 6,011 sq ft lot

Tags

• PRIME FORT WORTH LOCATION
• SPACIOUS YARD
• ROOM FOR ADDITIONS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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 rising (+2.9%/yr); 271 active listings in the ZIP; solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $90,545 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.53% ✓
• Cap rate: 12.12%
• Cash-on-cash: 20.81%
• DSCR: 1.93
• GRM: 5.4

CMA / ARV

• ARV (median comp): $116,179
• List price: $99,500
• Delta: -14.36%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.94% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.52×
• Total profit: $14,595
• Equity at exit: $14,836

10-year hold

• IRR: 22.0%
• Equity multiple: 2.87×
• Total profit: $52,130
• Equity at exit: $8,603

Cash invested: $27,860 (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 76107

• Rents YoY: 2.9%
• Active inventory: 271
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,527 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$160 /mo · $1,921/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $483

Break-even live

Break-even rent $916

Max offer price $99,500

Occupancy floor 63%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $99,500 Active 114 DOM
2. 2026-06-17
   days on market $99,500 Active 113 DOM
3. 2026-06-16
   days on market $99,500 Active 112 DOM
4. 2026-06-15
   days on market $99,500 Active 111 DOM
5. 2026-06-13
   pricedays on market $99,500 Active 109 DOM
6. 2026-06-09
   days on market $106,000 Active 105 DOM
7. 2026-06-08
   days on market $106,000 Active 104 DOM
8. 2026-06-07
   days on market $106,000 Active 103 DOM
9. 2026-06-04
   days on market $106,000 Active 100 DOM
10. 2026-06-03
    days on market $106,000 Active 99 DOM
11. 2026-06-02
    days on market $106,000 Active 98 DOM
12. 2026-06-02
    days on market $106,000 Active 97 DOM
13. 2026-05-31
    days on market $106,000 Active 96 DOM
14. 2026-04-27
    price $106,000 374-char remark

    Show marketing remark (374 chars)

    Investor Special – Cash Only! Great opportunity in a prime Fort Worth location! This 1 bed, 1 bath home is vacant and ready for its next owner. The property features a spacious yard with plenty of room for additions or future improvements. Perfect for investors or DIY enthusiasts looking for their next project. Don’t miss out on this potential packed property!

15. 2026-04-14
    price $112,000 374-char remark

    Show marketing remark (374 chars)

    Investor Special – Cash Only! Great opportunity in a prime Fort Worth location! This 1 bed, 1 bath home is vacant and ready for its next owner. The property features a spacious yard with plenty of room for additions or future improvements. Perfect for investors or DIY enthusiasts looking for their next project. Don’t miss out on this potential packed property!

16. 2026-02-24
    listed $118,000 Active 374-char remark

    Show marketing remark (374 chars)

    Investor Special – Cash Only! Great opportunity in a prime Fort Worth location! This 1 bed, 1 bath home is vacant and ready for its next owner. The property features a spacious yard with plenty of room for additions or future improvements. Perfect for investors or DIY enthusiasts looking for their next project. Don’t miss out on this potential packed property!

17. 2026-02-05
    historical
18. 2026-01-07
    price $118,000
19. 2025-11-05
    price $123,000
20. 2025-09-12
    price $135,000
21. 2025-06-17
    price $149,000
22. 2025-05-21
    price $154,000
23. 2025-05-06
    listed $159,000 Active
24. 2009-12-15
    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: $1,921 · $160/mo
• Projected year-2 tax: $1,921 · $160/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 ≥108°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,325
• − Mortgage interest: −$5,574
• − Property taxes: −$1,921
• − Insurance: −$498
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − Depreciation: −$2,895
• Taxable income: $4,506
• Est. tax owed @ 24.0%: −$1,081
• After-tax cash flow: $4,715/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): 30,994
• Household income: $79,990
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 2303.0

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 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 20% Black 15% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 1%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 82% English-only · Spanish 14% French/Haitian/Cajun 1% Chinese 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: ▼ -447.90%
• Current HPI: 296.4355
• Rent YoY: ▲ 2.94%
• 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

-33.3% since first listed

11 events — show timeline

• 2026-04-27 Price Changed $106,000 NTREIS
• 2026-04-14 Price Changed $112,000 NTREIS
• 2026-02-24 Listed $118,000 NTREIS
• 2026-02-05 Listing Removed — NTREIS
• 2026-01-07 Price Changed $118,000 NTREIS
• 2025-11-05 Price Changed $123,000 NTREIS
• 2025-09-12 Price Changed $135,000 NTREIS
• 2025-06-17 Price Changed $149,000 NTREIS
• 2025-05-21 Price Changed $154,000 NTREIS
• 2025-05-06 Listed $159,000 NTREIS
• 2009-12-15 Sold (Public Records) — Public Records

Property tax history

+10.2%/yr

Latest (2025): $1,921 · -2.4% YoY. Source: county tax records.