1312 Lagonda Ave · Fort Worth, TX 76164

$154,900

3 bd · 1.0 ba · 1,218 sqft · SingleFamily public records · 72 Days on market

Built 1925 7,000 sqft lot $127/sqft · 28% below area Est $216k · 28% under ↓ 8% since listing

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Why this score? — see what drove the A- 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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• Appreciation +8.1/10.0
• 1% rule +8.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

****Multi-able offers notice****Highest and Best by 12 noon today May 9th. Great home in a well established neighborhood of Fort Worth. Close to down town stockyard and entertainment and food. This home is great for first time home buyers or investor to put your specail touch on it. The lots next to this home has a New construction home on it. Imagian what you could do with this property.

Key facts

• 7,000 sq ft lot
• Parking
• Built 1925

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 flat; 33 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• At $2,014/mo this rent would consume 46% of the median local household income ($53k/yr) (locally 406% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (6.3% local appreciation)).
• Tarrant County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.3% appreciation + 0.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $145,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 1.30% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.30%
• DSCR: 1.59
• GRM: 6.4

CMA / ARV

• ARV (median comp): $215,685
• List price: $154,900
• Delta: -28.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1312 Lagonda Ave	0.00mi	3/1.5	1,218 (0%)	1mo	$154,900	$127	98
1321 Denver Ave	0.05mi	3/1.0	1,288 (+6%)	11mo	$135,000	$105	79
1223 Lagonda Ave	0.12mi	2/1.0 (-1)	1,288 (+6%)	8mo	$149,900	$116	74
1621 Lincoln Ave	0.45mi	3/2.0	1,290 (+6%)	9mo	$259,000	$201	58
1315 Clinton Ave	0.42mi	3/1.0	1,150 (-6%)	24mo	$175,000	$152	51
1811 Denver Ave	0.62mi	2/1.0 (-1)	1,143 (-6%)	6mo	$225,000	$197	51
1850 Highland Ave	0.75mi	2/1.0 (-1)	1,204 (-1%)	12mo	$160,000	$133	49
1406 Lee Ave	0.40mi	3/2.0	1,092 (-10%)	20mo	$325,000	$298	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.29% appreciation · 0.03% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 2.66×
• Total profit: $72,180
• Equity at exit: $100,182

10-year hold

• IRR: 22.4%
• Equity multiple: 5.09×
• Total profit: $177,299
• Equity at exit: $184,147

Cash invested: $43,372 (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 76164

• Home prices YoY: 2.1%
• Rents YoY: 0.0%
• Active inventory: 33
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,014 high
• Mortgage (P&I): −$812
• Tax from tax record: −$234 /mo · $2,807/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $481

Break-even live

Break-even rent $1,406

Max offer price $154,900

Occupancy floor 71%

Sensitivity live

Price	-10% $568	-5% $524	+0% $481	+5% $437	+10% $393
Rent	-10% $321	-5% $401	+0% $481	+5% $560	+10% $640
Rate	-1.0pp $559	-0.5pp $520	base $481	+0.5pp $440	+1.0pp $400

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1317 Denver Ave Fort Worth, TX	3.0	2.0	921	$1,800	$1.95	0d	1	0.04mi
1321 Denver Ave Fort Worth, TX	3.0	1.0	1288	$1,800	$1.40	45d	1	0.04mi
209 Wimberly St Unit 1-205 Fort Worth, TX	2.0	2.0	1223	$2,037	$1.67	15d	1	1.03mi
209 Wimberly St Unit 2-109 Fort Worth, TX	2.0	2.0	1277	$1,999	$1.57	45d	1	1.03mi
217 Adrian Dr Fort Worth, TX	2.0	1.0	1152	$1,900	$1.65	45d	1	1.06mi
2721 Wingate St Fort Worth, TX	1.0–2.0	1.0–2.0	996	$2,520	$2.53	45d	4	1.11mi
2406 Ross Ave Unit 2406 Fort Worth, TX	2.0	1.0	750	$1,450	$1.93	7d	1	1.14mi
447 N Main St Fort Worth, TX	1.0–2.0	1.0–2.0	955	$2,383	$2.50	0d	12	1.17mi
2600 W 7th St Unit 1726 Fort Worth, TX	2.0	2.0	1263	$3,095	$2.45	16d	1	1.18mi
150 Boland St Unit 187 Fort Worth, TX	2.0	2.0	1385	$1,873	$1.35	0d	1	1.19mi
2726 Mercedes Ave Unit 2763 Fort Worth, TX	2.0	2.0	1129	$1,770	$1.57	0d	1	1.19mi
3121 Sondra Dr Fort Worth, TX	1.0–2.0	1.0–2.0	751	$1,700	$2.26	45d	3	1.22mi
408 Foch St Fort Worth, TX	2.0	2.0	1132	$2,100	$1.86	25d	1	1.23mi
411 Harrold St Fort Worth, TX	2.0	1.0–2.0	868	$3,089	$3.56	0d	70	1.24mi
156 N Bailey Ave Unit 181 Fort Worth, TX	2.0	2.0	1174	$1,369	$1.17	0d	1	1.25mi
154 N Bailey Ave Fort Worth, TX	1.0–2.0	1.0–2.0	941	$1,395	$1.48	0d	6	1.26mi
852 Northwood Rd Fort Worth, TX	3.0	2.0	1438	$2,845	$1.98	45d	1	1.32mi
805 Northwood Rd Fort Worth, TX	2.0	1.0	965	$2,150	$2.23	18d	1	1.35mi
2901 W 5th St Fort Worth, TX	1.0–2.0	1.0–2.0	851	$2,199	$2.58	0d	6	1.35mi
769 Samuels Ave Fort Worth, TX	1.0–3.0	1.0–3.0	1113	$2,708	$2.43	0d	27	1.35mi
600 Harrold St Unit 637 Fort Worth, TX	2.0	2.0	1157	$2,049	$1.77	0d	1	1.36mi
600 Harrold St Fort Worth, TX	2.0	2.0	1330	$2,455	$1.85	25d	1	1.37mi
2600 W 7th St Fort Worth, TX	2.0	2.0	1350	$2,772	$2.05	0d	4	1.39mi
2600 W 7th St Fort Worth, TX	2.0	2.0	1350	$2,725	$2.02	4d	5	1.39mi
2600 W 7th St Fort Worth, TX	2.0	2.0	1263	$3,100	$2.45	45d	5	1.39mi
601 Stockyards Blvd Fort Worth, TX	2.0	1.0–2.0	815	$2,814	$3.45	0d	61	1.41mi
637 Samuels Ave Fort Worth, TX	1.0–2.0	1.0–2.0	1079	$2,544	$2.36	0d	16	1.42mi
2621 Lee Ave Unit B Fort Worth, TX	3.0	2.0	1400	$1,595	$1.14	45d	1	1.45mi
2621 Lee Ave Unit B Fort Worth, TX	3.0	2.0	1400	$1,550	$1.11	7d	1	1.45mi
2621 Lee Ave Unit B Fort Worth, TX	3.0	2.0	1400	$1,550	$1.11	23d	1	1.45mi
2621 Lee Ave Fort Worth, TX	3.0	2.0	1400	$1,550	$1.11	23d	1	1.45mi
2514 Columbus Ave Fort Worth, TX	3.0	2.0	1432	$2,500	$1.75	45d	1	1.45mi
2601 W 7th St Fort Worth, TX	1.0–3.0	1.0–2.0	1177	$2,557	$2.17	0d	29	1.46mi
3432 W 4th St Unit 4 Fort Worth, TX	2.0	2.0	780	$1,450	$1.86	45d	1	1.48mi

Listing history 6 events

1. 2026-05-16
   status Active 392-char remark

   Show marketing remark (392 chars)

   ****Multi-able offers notice****Highest and Best by 12 noon today May 9th. Great home in a well established neighborhood of Fort Worth. Close to down town stockyard and entertainment and food. This home is great for first time home buyers or investor to put your specail touch on it. The lots next to this home has a New construction home on it. Imagian what you could do with this property.

2. 2026-05-12
   historical Active Option Contract 392-char remark

   Show marketing remark (392 chars)

   ****Multi-able offers notice****Highest and Best by 12 noon today May 9th. Great home in a well established neighborhood of Fort Worth. Close to down town stockyard and entertainment and food. This home is great for first time home buyers or investor to put your specail touch on it. The lots next to this home has a New construction home on it. Imagian what you could do with this property.

3. 2026-04-12
   price $174,900 392-char remark

   Show marketing remark (392 chars)

   ****Multi-able offers notice****Highest and Best by 12 noon today May 9th. Great home in a well established neighborhood of Fort Worth. Close to down town stockyard and entertainment and food. This home is great for first time home buyers or investor to put your specail touch on it. The lots next to this home has a New construction home on it. Imagian what you could do with this property.

4. 2026-03-25
   price $184,900 392-char remark

   Show marketing remark (392 chars)

   ****Multi-able offers notice****Highest and Best by 12 noon today May 9th. Great home in a well established neighborhood of Fort Worth. Close to down town stockyard and entertainment and food. This home is great for first time home buyers or investor to put your specail touch on it. The lots next to this home has a New construction home on it. Imagian what you could do with this property.

5. 2026-03-14
   listed $189,900 Active 392-char remark

   Show marketing remark (392 chars)

   ****Multi-able offers notice****Highest and Best by 12 noon today May 9th. Great home in a well established neighborhood of Fort Worth. Close to down town stockyard and entertainment and food. This home is great for first time home buyers or investor to put your specail touch on it. The lots next to this home has a New construction home on it. Imagian what you could do with this property.

6. 2001-11-15
   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: $2,807 · $234/mo
• Projected year-2 tax: $2,835 · $236/mo
• Expected delta: +$28/yr (+$2/mo · 1.0%)

ⓘ 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 8/10 Severe 7 d/yr ≥109°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,173
• − Mortgage interest: −$8,677
• − Property taxes: −$2,807
• − Insurance: −$774
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − Depreciation: −$4,506
• Taxable income: $3,541
• Est. tax owed @ 24.0%: −$850
• After-tax cash flow: $4,918/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): 13,457
• Household income: $52,882
• Rent vs Own: 39.9% rent · 60.1% own
• Severe rent burden: 406.0

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: Predominantly Hispanic (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 28% White 5% Black 2%
• Hispanic origin (detail): Mexican 86%
• Foreign-born: 35% · Canada
• Languages at home: 27% English-only · Spanish 73%

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: ▲ 6.29%
• Current HPI: 305.7594
• Rent YoY: ▬ 0.03%
• 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

-7.9% since first listed

6 events — show timeline

• 2026-05-16 Relisted — NTREIS
• 2026-05-12 Contingent — NTREIS
• 2026-04-12 Price Changed $174,900 NTREIS
• 2026-03-25 Price Changed $184,900 NTREIS
• 2026-03-14 Listed $189,900 NTREIS
• 2001-11-15 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,807 · +7.3% YoY. Source: county tax records.