1719 St Louis Ave · Fort Worth, TX 76110

$199,000

3 bd · 2.5 ba · 1,263 sqft · Other · 116 Days on market

Built 2025 1,795 sqft lot

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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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• 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

Come and look at this beautiful 2-story, 3-bedroom, 2 and a half-bath townhome offering 1,263 square feet of thoughtfully designed living space. In the heart of Fort Worth new construction features modern finishes throughout, including stainless steel appliances, quality cabinetry, and durable flooring. The open-concept main level is ideal for both daily living and entertaining, while all bedrooms are located upstairs for added privacy. The spacious primary suite includes a private bath. A 2-car garage provides added convenience. Located next to the hospital district, with easy access to shopping, dining, and major highways—this move-in-ready home is the perfect blend of comfort, styl

Key facts

• Durable flooring
• New construction
• Modern finishes

Tags

• NEW CONSTRUCTION
• MODERN FINISHES
• STAINLESS STEEL APPLIANCES
• QUALITY CABINETRY
• DURABLE FLOORING
• OPEN-CONCEPT MAIN LEVEL

Property features AI

Finance

• Other: Builder special listing condition; Possession 30-60 days or at closing/funding
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing; No second mortgage recorded
• HOA & community: No association

Exterior

• Parking: 2 covered parking spaces; 2-car attached garage; No carport
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Residential townhouse; Attached property; New construction completed in 2025
• Construction: Built with block, brick, metal siding and siding materials; Slab foundation; Shingle roof not specified
• Exterior features: Small lot (less than 0.5 acre)

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 3 total bathrooms (2 full, 1 half)
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Two-level layout; Open living area (1 living area); General interior listed as 'Other'

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $199k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $181k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: De Zavala El (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 266 students, 81% FRL).
• Market conditions: Rents flat; 150 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 35% 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 116 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.

Recommended offer $181,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.01% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.65%
• DSCR: 1.38
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.7% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.80×
• Total profit: $-11,305
• Equity at exit: $29,672

10-year hold

• IRR: 1.4%
• Equity multiple: 1.09×
• Total profit: $4,897
• Equity at exit: $17,206

Cash invested: $55,720 (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: 150
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,015 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$64 /mo · $766/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $402

Break-even live

Break-even rent $1,507

Max offer price $199,000

Occupancy floor 75%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1920 Saint Louis Ave Fort Worth, TX	4.0	3.0	1484	$1,745	$1.18	44d	1	0.23mi
1925 Saint Louis Ave Fort Worth, TX	3.0	1.0	1219	$1,695	$1.39	44d	1	0.23mi
315 W Magnolia Ave Fort Worth, TX	2.0	1.0–2.0	827	$2,118	$2.56	2d	40	0.30mi
1310 Crawford St Fort Worth, TX	2.0	2.0	938	$1,393	$1.49	6d	1	0.33mi
501 W Rosedale St Fort Worth, TX	1.0–2.0	1.0–2.0	795	$1,990	$2.50	3d	19	0.46mi
642 E Harvey Ave Fort Worth, TX	4.0	2.0	1755	$2,099	$1.20	44d	1	0.48mi
1016 Bryan Ave Unit 102 Fort Worth, TX	2.0	2.5	1400	$2,500	$1.79	24d	1	0.54mi
823 E Arlington Ave Fort Worth, TX	4.0	2.5	1720	$2,350	$1.37	24d	1	0.56mi
1015 S Jennings Ave Unit 3121 Fort Worth, TX	3.0	2.0	1238	$1,656	$1.34	20d	1	0.60mi
1015 S Jennings Ave Unit 612 Fort Worth, TX	3.0	2.0	1238	$1,656	$1.34	3d	1	0.60mi
1015 S Jennings Ave Unit 1048 Fort Worth, TX	3.0	2.0	1238	$1,699	$1.37	44d	1	0.60mi
1015 S Jennings Ave Unit 1072 Fort Worth, TX	2.0	2.0	986	$1,269	$1.29	13d	1	0.60mi
1015 S Jennings Ave Unit 2121 Fort Worth, TX	2.0	2.0	986	$996	$1.01	3d	1	0.60mi
1605 5th Ave Fort Worth, TX	2.0	2.0	1050	$1,495	$1.42	19d	1	0.62mi
1001 W Rosedale St Fort Worth, TX	1.0–2.0	1.0–2.5	1090	$2,461	$2.26	3d	25	0.63mi
958 E Allen Ave Fort Worth, TX	3.0	3.0	1568	$4,300	$2.74	44d	1	0.67mi
1332 Driess St Fort Worth, TX	3.0	2.0	1565	$1,850	$1.18	17d	1	0.69mi
650 S Main St Unit 707 Fort Worth, TX	2.0	2.0	1068	$1,619	$1.52	15d	1	0.79mi
650 S Main St Unit 510 Fort Worth, TX	2.0	2.0	1068	$1,614	$1.51	14d	1	0.79mi
1211 6th Ave Unit 201 Fort Worth, TX	2.0	2.0	1000	$5,000	$5.00	20d	1	0.80mi
1511 Illinois Ave Fort Worth, TX	4.0	2.0	1800	$2,500	$1.39	44d	1	0.80mi
1824 Fairmount Ave #1824 Fort Worth, TX	2.0	1.0	890	$1,595	$1.79	17d	1	0.80mi
650 S Main St Fort Worth, TX	2.0	2.0	1257	$1,799	$1.43	14d	1	0.80mi
650 S Main St Fort Worth, TX	1.0–2.0	1.0–2.0	944	$1,799	$1.91	3d	22	0.80mi
1016 E Arlington Ave Unit C Fort Worth, TX	2.0	1.0	918	$995	$1.08	17d	1	0.81mi
1000 S Henderson St Fort Worth, TX	1.0–2.0	1.0–2.0	828	$1,605	$1.94	2d	12	0.81mi
2101 Fairmount Ave Fort Worth, TX	3.0	2.5	1516	$3,200	$2.11	2d	1	0.83mi
2200 6th Ave Fort Worth, TX	3.0	3.0	1552	$2,650	$1.71	44d	1	0.83mi
1057 E Oleander St Fort Worth, TX	3.0	2.5	1501	$2,435	$1.62	21d	1	0.90mi
1108 7th Ave Unit 1145 Fort Worth, TX	2.0	2.0	1373	$2,447	$1.78	3d	1	0.95mi
1108 7th Ave Fort Worth, TX	2.0	2.0	1373	$2,465	$1.80	19d	1	0.95mi
1108 7th Ave Fort Worth, TX	2.0	1.0–2.0	964	$2,465	$2.56	24d	18	0.95mi
1017 E Humbolt St Fort Worth, TX	2.0	2.0	1400	$1,550	$1.11	44d	1	0.97mi
1011 Marion Ave Fort Worth, TX	2.0	1.0	1000	$1,400	$1.40	44d	1	0.99mi
400 S Jennings St Unit 457 Fort Worth, TX	2.0	2.0	1084	$1,521	$1.40	3d	1	0.99mi
401 Hemphill St Unit 438 Fort Worth, TX	2.0	2.0	1085	$1,997	$1.84	3d	1	1.00mi
1519 W Rosedale St Fort Worth, TX	2.0	2.0	1118	$1,639	$1.47	44d	1	1.00mi
429 College Ave Unit 466 Fort Worth, TX	2.0	2.0	1030	$1,761	$1.71	3d	1	1.03mi
429 College Ave Fort Worth, TX	2.0	2.0	1030	$1,784	$1.73	4d	1	1.03mi
1229 E Harvey Ave Fort Worth, TX	3.0	2.0	1684	$2,175	$1.29	5d	1	1.06mi

Listing history 3 events

1. 2026-05-10
   status Pending
2. 2026-05-01
   historical Active Option Contract
3. 2026-01-14
   listed $199,000 Active

ⓘ 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: $766 · $64/mo
• Projected year-2 tax: $3,642 · $303/mo
• Expected delta: +$2,876/yr (+$240/mo · 375.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,183
• − Mortgage interest: −$11,147
• − Property taxes: −$766
• − Insurance: −$995
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − Depreciation: −$5,789
• Taxable income: $1,616
• Est. tax owed @ 24.0%: −$388
• After-tax cash flow: $4,432/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

3 events — show timeline

• 2026-05-10 Pending — NTREIS
• 2026-05-01 Contingent — NTREIS
• 2026-01-14 Listed $199,000 NTREIS

Property tax history

-2.4%/yr

Latest (2025): $766 · -2.4% YoY. Source: county tax records.