5321 Houghton Ave · Fort Worth, TX 76107

$89,999

2 bd · 1.0 ba · 560 sqft · SingleFamily public records · 46 Days on market

Built 1951 6,273 sqft lot $161/sqft · 40% below area Est $149k · 40% under

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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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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

ATTENTION INVESTORS!!!!! Great investment opportunity! NEW water and gas meters installed in the last year. Conveniently located near: downtown Fort Worth, Camp Bowie, restaurants and entertainment. All information is deemed reliable. Buyers and buyers agents to due their own due diligence.

Key facts

• Downtown fort worth
• Camp bowie
• 6,273 sq ft lot

Tags

• DOWNTOWN FORT WORTH
• CAMP BOWIE
• RESTAURANTS AND ENTERTAINMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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 leasing fast (median 13d on market — plan ~1-2 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 $622 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,299 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.48% ✓
• Cap rate: 12.25%
• Cash-on-cash: 21.27%
• DSCR: 1.95
• GRM: 5.6

CMA / ARV

• ARV (median comp): $149,069
• List price: $89,999
• Delta: -39.63%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.7%
• Equity multiple: 1.55×
• Total profit: $13,791
• Equity at exit: $13,419

10-year hold

• IRR: 22.5%
• Equity multiple: 2.92×
• Total profit: $48,349
• Equity at exit: $7,781

Cash invested: $25,200 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,333 high
• Mortgage (P&I): −$472
• Tax from tax record: −$97 /mo · $1,163/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $447

Break-even live

Break-even rent $768

Max offer price $89,999

Occupancy floor 61%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5209 Kilpatrick Ave Fort Worth, TX	2.0	1.0	650	$1,500	$2.31	43d	1	0.29mi
5201 Curzon Ave Unit 9 Fort Worth, TX	1.0	1.0	650	$1,350	$2.08	43d	1	0.32mi
5201 Curzon Ave #3 Fort Worth, TX	1.0	1.0	650	$1,200	$1.85	4d	1	0.33mi
4901 Curzon Ave Unit 105 Fort Worth, TX	1.0	1.0	716	$1,375	$1.92	43d	1	0.56mi
4720 Wellesley Ave Fort Worth, TX	1.0	1.0	570	$1,100	$1.93	43d	1	0.64mi
4720 Wellesley Ave Fort Worth, TX	1.0–2.0	1.0	745	$1,175	$1.58	24d	1	0.64mi
5928 Fletcher Ave Fort Worth, TX	1.0	1.0	588	$1,150	$1.96	43d	1	0.65mi
5928 Fletcher Ave Fort Worth, TX	1.0	1.0	588	$1,050	$1.78	24d	3	0.65mi
5928 Fletcher Ave Unit 16 Fort Worth, TX	1.0	1.0	588	$1,100	$1.87	24d	1	0.65mi
5928 Fletcher Ave Apt 20 Fort Worth, TX	1.0	1.0	588	$999	$1.70	24d	1	0.65mi
4727 Wellesley Ave Fort Worth, TX	2.0	1.0–2.0	786	$1,430	$1.82	10d	15	0.66mi
5825 Calmont Ave Unit 1101 Fort Worth, TX	1.0	1.0	605	$1,199	$1.98	5d	1	0.75mi
3601 Westridge Ave Unit 3616 Fort Worth, TX	1.0	1.0	610	$1,219	$2.00	2d	1	0.77mi
3601 Westridge Ave Fort Worth, TX	1.0	1.0	610	$1,211	$1.99	12d	1	0.77mi
3601 Westridge Ave Unit 3622 Fort Worth, TX	1.0	1.0	610	$1,266	$2.08	13d	1	0.77mi
5885 Calmont Ave Fort Worth, TX	1.0–3.0	1.0–2.5	1214	$2,389	$1.97	1d	151	0.77mi
4928 El Campo Ave Fort Worth, TX	1.0–2.0	1.0	800	$1,350	$1.69	1d	5	0.88mi
4000 Hulen Pl Fort Worth, TX	1.0	1.0	672	$1,175	$1.75	13d	1	0.89mi
4000 Hulen St Fort Worth, TX	1.0	1.0	600	$1,469	$2.45	24d	1	0.90mi
4000 Hulen Pl Unit 4051 Fort Worth, TX	1.0	1.0	672	$1,175	$1.75	12d	1	0.91mi
4000 Hulen Pl Unit 4021 Fort Worth, TX	1.0	1.0	672	$1,272	$1.89	2d	1	0.91mi
4000 Hulen Pl Unit 4021 Fort Worth, TX	1.0	1.0	672	$1,180	$1.76	13d	1	0.91mi
4000 Hulen Pl Unit 4074 Fort Worth, TX	1.0	1.0	672	$1,180	$1.76	12d	1	0.91mi
4716 Littlepage St Fort Worth, TX	2.0	1.0	748	$1,195	$1.60	24d	1	0.95mi
4900 Bryant Irvin Rd N Fort Worth, TX	1.0	1.0	645	$824	$1.28	12d	1	1.03mi
4900 Bryant Irvin Rd N Unit 2121 Fort Worth, TX	2.0	2.0	750	$1,257	$1.68	2d	1	1.03mi
4900 Bryant Irvin Rd N Unit 4921 Fort Worth, TX	1.0	1.0	596	$1,045	$1.75	13d	1	1.03mi
4900 Bryant Irvin Rd N Unit 1121 Fort Worth, TX	1.0	1.0	645	$875	$1.36	11d	1	1.03mi
4900 Bryant Irvin Rd N Unit 4921 Fort Worth, TX	1.0	1.0	645	$832	$1.29	2d	1	1.03mi
4900 Bryant Irvin Rd N Unit 4951 Fort Worth, TX	1.0	1.0	596	$1,040	$1.74	43d	1	1.06mi
4900 Bryant Irvin Rd N Unit 4957 Fort Worth, TX	2.0	2.0	750	$1,300	$1.73	11d	1	1.06mi
4945 Gage Ave Fort Worth, TX	3.0	1.0–3.0	1217	$3,381	$2.78	1d	45	1.17mi
4900 Gage Ave Fort Worth, TX	1.0–3.0	1.0–2.0	1128	$4,238	$3.76	1d	42	1.22mi
4538 Byers Ave Unit 2 Fort Worth, TX	1.0	1.0	600	$1,150	$1.92	14d	1	1.23mi
2500 River Park Dr Fort Worth, TX	1.0–2.0	1.0–2.0	1006	$2,686	$2.67	1d	19	1.37mi
3285 Clover Ln Fort Worth, TX	1.0	1.0	500	$2,100	$4.20	4d	1	1.39mi
2200 Taxco Rd Fort Worth, TX	1.0	1.0	750	$999	$1.33	3d	2	1.42mi
2501 Oak Hill Cir Fort Worth, TX	1.0–3.0	1.0–2.0	921	$1,606	$1.74	1d	43	1.47mi
2450 Oak Hill Cir Fort Worth, TX	1.0–4.0	1.0–2.5	1120	$1,867	$1.67	1d	80	1.47mi
2294 Ridgmar Plz Unit 108 Fort Worth, TX	1.0	1.0	750	$840	$1.12	43d	1	1.47mi

Listing history 12 events

1. 2026-06-01
   days on market $89,999 Active 46 DOM
2. 2026-05-31
   days on market $89,999 Active 45 DOM
3. 2026-04-28
   price $89,999 293-char remark

   Show marketing remark (293 chars)

   ATTENTION INVESTORS!!!!! Great investment opportunity! NEW water and gas meters installed in the last year. Conveniently located near: downtown Fort Worth, Camp Bowie, restaurants and entertainment. All information is deemed reliable. Buyers and buyers agents to due their own due diligence.

4. 2026-04-16
   listed $94,999 Active 293-char remark

   Show marketing remark (293 chars)

   ATTENTION INVESTORS!!!!! Great investment opportunity! NEW water and gas meters installed in the last year. Conveniently located near: downtown Fort Worth, Camp Bowie, restaurants and entertainment. All information is deemed reliable. Buyers and buyers agents to due their own due diligence.

5. 2011-03-18
   status Pending 209-char remark

   Show marketing remark (209 chars)

   Optimal Opportunity. Property is already tenant occupied! Steady cash flow. This is a Fannie Mae Homepath Property! Newer heating unit installed. Close to Lake Como. Email agent for additional interior photos.

6. 2011-03-18
   soldstatus Closed 209-char remark

   Show marketing remark (209 chars)

   Optimal Opportunity. Property is already tenant occupied! Steady cash flow. This is a Fannie Mae Homepath Property! Newer heating unit installed. Close to Lake Como. Email agent for additional interior photos.

7. 2011-03-10
   historical Active Option Contract 209-char remark

   Show marketing remark (209 chars)

   Optimal Opportunity. Property is already tenant occupied! Steady cash flow. This is a Fannie Mae Homepath Property! Newer heating unit installed. Close to Lake Como. Email agent for additional interior photos.

8. 2011-03-01
   price $9,900 209-char remark

   Show marketing remark (209 chars)

   Optimal Opportunity. Property is already tenant occupied! Steady cash flow. This is a Fannie Mae Homepath Property! Newer heating unit installed. Close to Lake Como. Email agent for additional interior photos.

9. 2011-01-27
   listed $12,500 Active 209-char remark

   Show marketing remark (209 chars)

   Optimal Opportunity. Property is already tenant occupied! Steady cash flow. This is a Fannie Mae Homepath Property! Newer heating unit installed. Close to Lake Como. Email agent for additional interior photos.

10. 2007-05-16
    soldstatus
11. 1996-09-12
    soldstatus
12. 1984-09-27
    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: $1,163 · $97/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$484/yr (+$40/mo · 41.7%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 24 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: $15,994
• − Mortgage interest: −$5,041
• − Property taxes: −$1,163
• − Insurance: −$450
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$2,618
• Taxable income: $4,163
• Est. tax owed @ 24.0%: −$999
• After-tax cash flow: $4,360/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

+620.0% since first listed

10 events — show timeline

• 2026-04-28 Price Changed $89,999 NTREIS
• 2026-04-16 Listed $94,999 NTREIS
• 2011-03-18 Pending — NTREIS
• 2011-03-18 Sold (MLS) — NTREIS
• 2011-03-10 Contingent — NTREIS
• 2011-03-01 Price Changed $9,900 NTREIS
• 2011-01-27 Listed $12,500 NTREIS
• 2007-05-16 Sold (Public Records) — Public Records
• 1996-09-12 Sold (Public Records) — Public Records
• 1984-09-27 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,163 · -22.1% YoY. Source: county tax records.