2900 Hunter St · Fort Worth, TX 76112

$120,000

3 bd · 1.0 ba · 1,539 sqft · SingleFamily public records · 4 Days on market

Built 1948 0.29 ac lot

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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 +28.1/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

* * * * MULTIPLE OFFERS • OFFER DEADLINE FRIDAY AT 3PM * * * * INVESTOR SPECIAL * * * * NO ASSIGNMENTS * * * * AS IS * * * * NO OFFERS WILL BE CONSIDERED BEFORE VIEWING THE PROPERTY • Potential for a 4 Bedroom & 2 Full Baths • Complete Gut Job • Original wood floors are intact • Bones Appear to be Good • Detached Garage is Solid • Gorgeous Treed Lot • Wonderful Neighbors all the Way Around • Close to Lake Arlington • All Utilities are off • Schedule showings through BrokerBay.

Key facts

• Gorgeous treed lot
• Original wood floors
• Detached garage

Tags

• ORIGINAL WOOD FLOORS
• DETACHED GARAGE
• GORGEOUS TREED LOT
• CLOSE TO LAKE ARLINGTON

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Covered parking for 2 vehicles; 2-car garage with double doors (garage faces front); Garage dimensions approximately 22' wide x 24' long x 8' high
• Utilities: City water; City sewer; Individual gas meter; Asphalt access
• Home design: Single-family residence; Attached property; Built in 1948; Composition roof; Entry and living all on one level
• Construction: Wood construction; Pillar/post/pier and slab foundation
• Exterior features: Corner lot; Many trees; Chain link fencing; Circular driveway; Drive-through driveway

Interior

• Kitchen: No appliances reported
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom on main level
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling; No central heating reported
• Interior features: High-speed internet available; One-level layout; 7 total rooms; One living area; One dining area
• Laundry & utility: No laundry appliances reported

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 10.1% 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: 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: West Handley El (math 18% / reading 22%, grade F, #3,536 of 4,322 statewide, top 83%, 395 students, 97% FRL) — zoned schools average 97% FRL vs 73% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.4%/yr); 168 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 38% of the median local income ($58k/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 $830 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.54% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.53%
• DSCR: 1.60
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $246,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2900 Hunter St	0.00mi	3/1.0	1,539 (0%)	0mo	$120,000	$78	100
2839 Handley Dr	0.16mi	3/2.0	1,589 (+3%)	1mo	$255,000	$160	83
6324 Woodbine Dr	0.57mi	3/1.5	1,570 (+2%)	3mo	$249,000	$159	66
2805 Major St	0.38mi	4/2.0 (+1)	1,610 (+5%)	3mo	$180,000	$112	63
2325 Halbert St	0.59mi	3/1.0	1,459 (-5%)	3mo	$290,000	$199	61
2400 Nottingham Blvd	0.60mi	2/1.0 (-1)	1,618 (+5%)	3mo	$235,000	$145	56
2120 Nottingham Blvd	0.74mi	3/2.0	1,623 (+6%)	2mo	$259,900	$160	51
7112 Hightower St	0.62mi	3/2.0	1,667 (+8%)	4mo	$278,000	$167	50
7213 Greenlee St	0.70mi	3/1.0	1,374 (-11%)	4mo	$205,000	$149	46
2916 Malcolm St	0.46mi	4/2.0 (+1)	1,320 (-14%)	1mo	$260,500	$197	45
6313 Greenlee St	0.57mi	3/2.0	1,322 (-14%)	2mo	$235,000	$178	45
7013 Meadowbrook Dr	0.75mi	3/2.0	1,678 (+9%)	2mo	$289,900	$173	44

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-549
• Equity at exit: $17,892

10-year hold

• IRR: 5.0%
• Equity multiple: 1.31×
• Total profit: $10,409
• Equity at exit: $10,375

Cash invested: $33,600 (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 76112

• Home prices YoY: -32.0%
• Rents YoY: -0.4%
• Active inventory: 168
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,847 high
• Mortgage (P&I): −$629
• Tax from tax record: −$401 /mo · $4,816/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $379

Break-even live

Break-even rent $1,368

Max offer price $120,000

Occupancy floor 74%

Sensitivity live

Price	-10% $447	-5% $413	+0% $379	+5% $345	+10% $311
Rent	-10% $233	-5% $306	+0% $379	+5% $452	+10% $525
Rate	-1.0pp $439	-0.5pp $409	base $379	+0.5pp $348	+1.0pp $316

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6816 Church St Fort Worth, TX	3.0	1.0	1154	$1,700	$1.47	7d	1	0.20mi
6800 Beaty St Fort Worth, TX	3.0	2.0	1465	$1,925	$1.31	7d	1	0.23mi
3121 Lumber St Fort Worth, TX	3.0	2.5	1254	$2,000	$1.59	5d	1	0.25mi
6617 Greenlee St Fort Worth, TX	2.0	1.0	1050	$1,499	$1.43	22d	1	0.40mi
6901 Greenlee St Fort Worth, TX	3.0	2.0	1394	$1,850	$1.33	0d	1	0.43mi
6029 Plants Ave Fort Worth, TX	3.0	2.0	1200	$1,400	$1.17	26d	1	0.74mi
2120 Nottingham Blvd Fort Worth, TX	3.0	2.0	1623	$2,100	$1.29	5d	1	0.76mi
2121 Handley Dr Fort Worth, TX	2.0–3.0	1.0–2.0	1085	$1,399	$1.29	0d	4	0.82mi
2120 Handley Dr Fort Worth, TX	1.0–3.0	1.0–2.0	966	$1,875	$1.94	0d	7	0.84mi
2521 Putnam St Fort Worth, TX	3.0	1.5	1105	$1,750	$1.58	45d	1	0.93mi
2100 E Loop 820 Fort Worth, TX	2.0–3.0	1.0–2.0	1070	$1,690	$1.58	0d	37	0.98mi
7425 Van Natta Ln Fort Worth, TX	3.0	2.0	1634	$2,295	$1.40	7d	1	1.01mi
7425 Van Natta Ln Fort Worth, TX	3.0	2.0	1634	$2,295	$1.40	5d	1	1.01mi
1905 Milam St Fort Worth, TX	4.0	2.0	1590	$1,999	$1.26	26d	1	1.08mi
1736 Ransom Ter Fort Worth, TX	3.0	2.0	1322	$1,850	$1.40	16d	1	1.12mi
7461 Meadowcrest Dr Fort Worth, TX	3.0	2.0	1161	$1,845	$1.59	45d	1	1.13mi
6008 Shelton St Fort Worth, TX	3.0	2.0	1780	$1,500	$0.84	26d	1	1.14mi
2607 Yeager St Fort Worth, TX	3.0	2.0	1170	$1,995	$1.71	15d	1	1.19mi
2607 Yeager St Fort Worth, TX	3.0	2.0	1170	$1,995	$1.71	5d	1	1.19mi
2607 Yeager St Fort Worth, TX	3.0	2.0	1170	$1,995	$1.71	26d	1	1.19mi
7504 Portman Ave Fort Worth, TX	3.0	2.0	1723	$2,075	$1.20	45d	1	1.25mi
2312 Cass St Fort Worth, TX	4.0	2.5	1600	$1,850	$1.16	15d	1	1.27mi
7525 Kingsmill Ter Fort Worth, TX	3.0	2.0	1426	$2,095	$1.47	45d	1	1.28mi
1712 Meadowlane Ter Unit 1301585P Fort Worth, TX	3.0	2.0	1593	$2,954	$1.85	0d	1	1.34mi
1608 Mims St Fort Worth, TX	3.0	2.0	1560	$1,900	$1.22	14d	1	1.35mi
1608 Mims St Fort Worth, TX	4.0	2.0	1560	$1,900	$1.22	45d	1	1.35mi
7632 Craig St Fort Worth, TX	3.0	2.0	1603	$1,795	$1.12	46d	1	1.37mi
5433 Purington Ave Fort Worth, TX	3.0	1.0	1168	$1,850	$1.58	16d	1	1.42mi
6805 Terbet Ct Fort Worth, TX	3.0	2.0	1609	$2,295	$1.43	7d	1	1.44mi
1509 Terbet Ln Fort Worth, TX	4.0	3.0	1364	$2,500	$1.83	45d	1	1.46mi
2332 Grandview Dr Fort Worth, TX	4.0	2.0	1994	$2,000	$1.00	23d	1	1.46mi
1508 Grantland Cir Fort Worth, TX	3.0	2.0	1600	$2,250	$1.41	16d	1	1.49mi

Listing history 2 events

1. 2026-05-19
   listed $120,000 Active
2. 1993-01-01
   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: $4,816 · $401/mo
• Projected year-2 tax: $4,816 · $401/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 ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,169
• − Mortgage interest: −$6,722
• − Property taxes: −$4,816
• − Insurance: −$600
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − Depreciation: −$3,491
• Taxable income: $2,993
• Est. tax owed @ 24.0%: −$718
• After-tax cash flow: $3,828/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): 44,514
• Household income: $57,724
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 3056.0

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 0.69)
• Race & ethnicity: Black 38% Hispanic / Latino 34% White 21% Two or more races 19% Asian 3%
• Hispanic origin (detail): Mexican 28% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Slovak 1% Swiss 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 29% Other Indo-European 1% Vietnamese 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: ▼ -158.49%
• Current HPI: 336.6297
• Rent YoY: ▼ -0.43%
• 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

2 events — show timeline

• 2026-05-19 Listed $120,000 NTREIS
• 1993-01-01 Sold (Public Records) — Public Records

Property tax history

+8.0%/yr

Latest (2025): $4,816 · -2.4% YoY. Source: county tax records.