5729 Wellesley Ave · Fort Worth, TX 76107

$139,900

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 11 Days on market

Built 1953 6,250 sqft lot $153/sqft · 26% below area Est $196k · 28% under ↓ 7% 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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +6.5/10.0
• 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

Whether you're looking for a high-yield rental or a fix-and-flip project in the heart of Fort Worth, 5729 Wellesley Ave represents a premier entry-level opportunity. This property is being offered strictly As-Is, providing a blank canvas for an investor or a handy homeowner to build immediate equity. Property also has an enclosed, detached garage and has a back alley way. The potential is there! This property will not stay on the market long. This property will sell. Don't miss out on this opportunity!

Key facts

• Back alley way
• 6,250 sq ft lot
• Built 1953

Tags

• ENCLOSED DETACHED GARAGE
• BACK ALLEY WAY

Property features AI

Finance

• Other: Property is for sale; Standard listing conditions; Possession: Other
• Financial info: No second mortgage listed; Loan type: Treat as clear
• HOA & community: No association

Exterior

• Parking: No garage; No covered or carport spaces
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; Residential property; Built in 1953; Not attached to another unit; No accessory unit
• Construction: Frame construction; Shingle roof; Slab foundation
• Exterior features: Alley access; Common parking area; Lot under 0.5 acre

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (primary bedroom on level 1, approx. 12 x 9)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: One-level layout; Open living/dining arrangement; Other interior features
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 8.3% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $967 of loan paydown is wiped out by about $4k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1953 — 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. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.18%
• DSCR: 1.32
• GRM: 7.2

CMA / ARV

• ARV (median comp): $195,530
• List price: $139,900
• Delta: -28.45%
• 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
5720 Goodman Ave	0.23mi	3/1.0	889 (-2%)	11mo	$117,500	$132	76
5921 Houghton Ave	0.20mi	2/1.0 (-1)	912 (0%)	12mo	$187,500	$206	75
5433 Houghton Ave	0.32mi	2/1.0 (-1)	936 (+3%)	4mo	$149,900	$160	72
5809 Fletcher Ave	0.09mi	3/2.0	960 (+5%)	15mo	$189,900	$198	71
5801 Houghton Ave	0.08mi	2/1.0 (-1)	843 (-8%)	12mo	$187,000	$222	68
5936 Libbey Ave	0.38mi	2/1.0 (-1)	912 (0%)	13mo	$205,000	$225	67
5836 Kilpatrick Ave	0.20mi	3/1.0	1,034 (+13%)	2mo	$210,000	$203	66
2512 Earl Ln	0.71mi	3/1.0	912 (0%)	3mo	$250,000	$274	65
5909 Locke Ave	0.49mi	3/1.0	941 (+3%)	12mo	$235,000	$250	62
5329 Libbey Ave	0.54mi	2/1.0 (-1)	975 (+7%)	8mo	$169,000	$173	52
5520 Birchman Ave	0.72mi	2/1.0 (-1)	925 (+1%)	9mo	$247,000	$267	52
5321 Lovell	0.58mi	3/1.0	1,036 (+14%)	9mo	$211,900	$205	43

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 · 2.94% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-7,766
• Equity at exit: $20,860

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $12,350
• Equity at exit: $12,096

Cash invested: $39,172 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,614 high
• Mortgage (P&I): −$734
• Tax from tax record: −$249 /mo · $2,986/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $234

Break-even live

Break-even rent $1,317

Max offer price $139,900

Occupancy floor 80%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5536 Fletcher Ave Fort Worth, TX	2.0	1.0	852	$1,375	$1.61	24d	1	0.17mi
5809 Kilpatrick Ave Fort Worth, TX	2.0	1.0	814	$1,395	$1.71	5d	1	0.20mi
5809 Kilpatrick Ave Fort Worth, TX	2.0	1.0	814	$1,395	$1.71	24d	1	0.20mi
5529 Diaz Ave Fort Worth, TX	3.0	1.0	816	$1,400	$1.72	6d	1	0.24mi
5512 Humbert Ave Fort Worth, TX	2.0	1.0	840	$2,000	$2.38	43d	1	0.47mi
5832 Locke Ave Fort Worth, TX	2.0	2.0	885	$1,550	$1.75	43d	1	0.52mi
5832 Locke Ave Fort Worth, TX	2.0	1.0	884	$1,450	$1.64	15d	1	0.52mi
5904 Locke Ave Fort Worth, TX	3.0	1.0	1054	$1,750	$1.66	43d	1	0.54mi
5209 Kilpatrick Ave Fort Worth, TX	2.0	1.0	650	$1,500	$2.31	43d	1	0.58mi
5885 Calmont Ave Fort Worth, TX	1.0–3.0	1.0–2.5	1214	$3,358	$2.77	1d	151	0.63mi
4500 Westridge Ave #21 Fort Worth, TX	2.0	2.0	1104	$2,400	$2.17	43d	1	0.66mi
4716 Littlepage St Fort Worth, TX	2.0	1.0	748	$1,195	$1.60	24d	1	0.73mi
4900 Bryant Irvin Rd N Unit 2121 Fort Worth, TX	2.0	2.0	750	$1,257	$1.68	3d	1	0.80mi
4900 Bryant Irvin Rd N Unit 4957 Fort Worth, TX	2.0	2.0	750	$1,300	$1.73	11d	1	0.82mi
4900 Bryant Irvin Rd N Unit 4927 Fort Worth, TX	2.0	2.0	776	$1,324	$1.71	22d	1	0.82mi
5002 Geddes Ave Fort Worth, TX	2.0	1.0	924	$1,495	$1.62	43d	1	0.83mi
5101 Locke Ave Unit 2900 Fort Worth, TX	2.0	1.0	995	$1,300	$1.31	24d	1	0.84mi
3602 Eldridge St Fort Worth, TX	1.0–2.0	1.0–2.0	916	$1,600	$1.75	2d	10	0.88mi
4933 Curzon Ave Fort Worth, TX	2.0	2.0	900	$1,650	$1.83	43d	1	0.90mi
6455 Waverly Way Fort Worth, TX	2.0	1.0	1017	$1,600	$1.57	6d	1	0.91mi
4914 Donnelly Ave Fort Worth, TX	2.0	1.0	760	$1,100	$1.45	22d	1	0.91mi
4824 Wellesley Ave Apt C Fort Worth, TX	2.0	1.0	837	$1,400	$1.67	19d	1	0.95mi
4824 Wellesley Ave Unit A Fort Worth, TX	2.0	1.0	837	$1,400	$1.67	43d	1	0.95mi
4919 Lovell Ave Unit 4919 Fort Worth, TX	2.0	1.5	880	$1,350	$1.53	43d	1	0.95mi
4811 Houghton Ave Fort Worth, TX	2.0	2.0	1000	$1,395	$1.40	19d	1	0.99mi
4720 Wellesley Ave Fort Worth, TX	1.0–2.0	1.0	745	$1,175	$1.58	24d	1	1.05mi
4720 Wellesley Ave Fort Worth, TX	2.0	1.0	920	$1,175	$1.28	20d	1	1.05mi
4727 Wellesley Ave Fort Worth, TX	2.0	1.0–2.0	786	$1,430	$1.82	10d	15	1.06mi
4814 Lovell Ave Fort Worth, TX	2.0	1.0	900	$1,400	$1.56	24d	1	1.07mi
2409 Ridgmar Plz Fort Worth, TX	1.0–2.0	1.0–2.0	1015	$1,025	$1.01	3d	12	1.09mi
6037 Westridge Ln Unit 6094 Fort Worth, TX	2.0	2.0	1056	$1,107	$1.05	43d	1	1.10mi
6037 Westridge Ln Unit 2121 Fort Worth, TX	2.0	2.0	1056	$1,074	$1.02	3d	1	1.10mi
2500 River Park Dr Fort Worth, TX	1.0–2.0	1.0–2.0	1006	$2,686	$2.67	2d	19	1.17mi
4928 El Campo Ave Fort Worth, TX	1.0–2.0	1.0	800	$1,350	$1.69	1d	5	1.19mi
4945 Gage Ave Fort Worth, TX	3.0	1.0–3.0	1217	$4,290	$3.52	1d	45	1.23mi
2508 Ridgmar Blvd Fort Worth, TX	1.0–3.0	1.0–2.0	1025	$1,549	$1.51	20d	3	1.27mi
2201 Ridgmar Blvd Fort Worth, TX	2.0	1.0–2.0	805	$1,435	$1.78	43d	25	1.28mi
4900 Gage Ave Fort Worth, TX	1.0–3.0	1.0–2.0	1128	$6,416	$5.69	2d	42	1.30mi
4908 Byers Ave Unit D Fort Worth, TX	2.0	2.0	1026	$1,295	$1.26	24d	1	1.31mi
4901 Bryce Ave Unit 9 Fort Worth, TX	2.0	1.0	894	$1,450	$1.62	43d	1	1.33mi

Listing history 5 events

1. 2026-05-16
   price $144,900 507-char remark
2. 2026-05-13
   listed $149,900 Active 507-char remark
3. 2000-08-23
   soldstatus
4. 1994-01-27
   soldstatus
5. 1991-12-18
   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: $2,986 · $249/mo
• Projected year-2 tax: $2,986 · $249/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 6/10 Major FEMA zone X (unshaded) · 74% 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: $19,371
• − Mortgage interest: −$7,837
• − Property taxes: −$2,986
• − Insurance: −$700
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − Depreciation: −$4,070
• Taxable income: $679
• Est. tax owed @ 24.0%: −$163
• After-tax cash flow: $2,650/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

-6.7% since first listed

8 events — show timeline

• 2026-05-25 Listing Removed — NTREIS
• 2026-05-20 Price Changed $139,900 NTREIS
• 2026-05-16 Price Changed $144,900 NTREIS
• 2026-05-13 Listed $149,900 NTREIS
• 2026-05-12 Sold (Public Records) — Public Records
• 2000-08-23 Sold (Public Records) — Public Records
• 1994-01-27 Sold (Public Records) — Public Records
• 1991-12-18 Sold (Public Records) — Public Records

Property tax history

+9.7%/yr

Latest (2025): $2,986 · -11.3% YoY. Source: county tax records.