5833 Geddes Ave · Fort Worth, TX 76107

$230,000

3 bd · 2.0 ba · 1,608 sqft · SingleFamily public records · 56 Days on market

Built 1980 0.29 ac lot $143/sqft · 12% below area Est $261k · 12% under

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Why this score? — see what drove the D+ 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 +15.5/30.0
• ARV discount +12.8/15.0
• DSCR +4.8/10.0
• 1% rule +4.1/10.0
• 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

Older home with great potential in a highly convenient location near I-30, I-20, the Cultural District, and major shopping. Features a traditional layout and solid structure, ready for updates and personal touches. Ideal for investors or buyers seeking a project. Home is sold as-is; seller will make no repairs. No survey available buyer to purchase new one if needed. Buyer or buyer's agent to verify all information.

Key facts

• Solid structure
• 0.29 acre lot
• 2 garage spots

Tags

• HIGHLY CONVENIENT LOCATION
• SOLID STRUCTURE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (9.4% below list).
• Recommended offer: $208k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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); 276 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• This rent runs 31% of the median local income ($80k/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 $2k of loan paydown is wiped out by about $7k 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 56 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,362 (9.4% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 9.2

CMA / ARV

• ARV (median comp): $260,606
• List price: $230,000
• Delta: -11.74%
• 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
5527 Diaz Ave	0.35mi	3/2.0	1,600 (-0%)	4mo	$275,000	$172	79
5720 Geddes Ave	0.14mi	4/2.0 (+1)	1,478 (-8%)	1mo	$249,807	$169	74
5809 Houghton Ave	0.15mi	3/2.0	1,376 (-14%)	1mo	$189,000	$137	68
5816 Kilpatrick Ave	0.37mi	3/2.0	1,485 (-8%)	4mo	$227,000	$153	66
5428 Geddes Ave	0.44mi	3/2.5	1,691 (+5%)	3mo	$345,000	$204	66
5809 Blackmore Ave	0.60mi	3/2.0	1,570 (-2%)	3mo	$280,000	$178	66
5420 Geddes Ave	0.45mi	3/2.5	1,691 (+5%)	3mo	$345,000	$204	66
6341 Kenwick Ave	0.72mi	3/2.0	1,653 (+3%)	2mo	$460,000	$278	60
5520 Curzon Ave	0.39mi	4/2.0 (+1)	1,748 (+9%)	6mo	$290,000	$166	57
5829 Farnsworth Ave	0.73mi	4/2.0 (+1)	1,606 (-0%)	4mo	$270,000	$168	57
5928 Humbert Ave	0.63mi	4/2.0 (+1)	1,504 (-6%)	2mo	$239,000	$159	53
5630 Birchman Ave	0.54mi	3/2.5	1,830 (+14%)	3mo	$499,900	$273	47

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-31,533
• Equity at exit: $34,294

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-20,399
• Equity at exit: $19,886

Cash invested: $64,400 (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: 276
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,084 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$252 /mo · $3,026/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $92

Break-even live

Break-even rent $1,967

Max offer price $230,000

Occupancy floor 91%

Sensitivity live

Price	-10% $222	-5% $157	+0% $92	+5% $27	+10% $-38
Rent	-10% $-73	-5% $10	+0% $92	+5% $174	+10% $256
Rate	-1.0pp $208	-0.5pp $150	base $92	+0.5pp $32	+1.0pp $-28

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5804 Houghton Ave Fort Worth, TX	4.0	2.0	1758	$2,350	$1.34	7d	1	0.10mi
3601 Westridge Ave Unit 2121 Fort Worth, TX	2.0	2.0	1146	$1,537	$1.34	4d	1	0.28mi
3601 Westridge Ave Unit 3658 Fort Worth, TX	2.0	2.0	1146	$1,526	$1.33	44d	1	0.28mi
3601 Westridge Ave Unit 3634 Fort Worth, TX	3.0	2.0	1299	$2,031	$1.56	44d	1	0.28mi
3601 Westridge Ave Unit 3121 Fort Worth, TX	3.0	2.0	1408	$1,953	$1.39	4d	1	0.28mi
5808 Locke Ave Fort Worth, TX	3.0	2.0	1619	$2,500	$1.54	44d	1	0.31mi
5904 Locke Ave Fort Worth, TX	3.0	1.0	1054	$1,750	$1.66	44d	1	0.31mi
5513 Diaz Ave Fort Worth, TX	4.0	2.0	1595	$1,999	$1.25	44d	1	0.35mi
5513 Diaz Ave Fort Worth, TX	4.0	2.0	1601	$1,999	$1.25	11d	1	0.35mi
5885 Calmont Ave Fort Worth, TX	1.0–3.0	1.0–2.5	1214	$3,358	$2.77	0d	150	0.40mi
5637 Birchman Ave Fort Worth, TX	3.0	2.0	1728	$1,100	$0.64	25d	1	0.50mi
5520 Goodman Ave Fort Worth, TX	4.0	2.0	1810	$2,400	$1.33	25d	1	0.53mi
2816 Westridge Ave Fort Worth, TX	3.0	2.0	1466	$2,295	$1.57	6d	1	0.59mi
5729 Blackmore Ave Fort Worth, TX	3.0	2.0	1232	$1,645	$1.34	44d	1	0.59mi
6209 Calmont Ave Fort Worth, TX	4.0	2.0	1654	$2,400	$1.45	18d	1	0.64mi
5125 Donnelly Ave Fort Worth, TX	2.0	1.5	2200	$1,300	$0.59	25d	1	0.75mi
6400 Greenway Rd Fort Worth, TX	3.0	2.0	1768	$2,150	$1.22	25d	1	0.75mi
5121 Donnelly Ave Fort Worth, TX	2.0	1.5	2200	$1,300	$0.59	25d	1	0.76mi
6312 Malvey Ave Fort Worth, TX	3.0	2.0	1524	$2,350	$1.54	7d	1	0.77mi
4500 Westridge Ave #21 Fort Worth, TX	2.0	2.0	1104	$2,400	$2.17	44d	1	0.80mi
6321 Calmont Ave Fort Worth, TX	2.0	1.5	1485	$1,850	$1.25	6d	1	0.80mi
5036 Diaz Ave Fort Worth, TX	3.0	2.5	1231	$1,995	$1.62	6d	1	0.83mi
2409 Ridgmar Plz Fort Worth, TX	1.0–2.0	1.0–2.0	1015	$1,025	$1.01	4d	12	0.86mi
5108 Kilpatrick Ave Fort Worth, TX	3.0	2.0	1298	$1,975	$1.52	3d	1	0.86mi
6433 Kenwick Ave Fort Worth, TX	2.0	2.0	1371	$2,500	$1.82	44d	1	0.87mi
5313 Collinwood Ave Fort Worth, TX	2.0	1.0	1412	$2,495	$1.77	7d	1	0.87mi
5020 Donnelly Ave Fort Worth, TX	3.0	2.0	1200	$2,000	$1.67	15d	1	0.87mi
5020 Donnelly Ave #5022 Fort Worth, TX	3.0	2.0	1200	$2,000	$1.67	12d	1	0.87mi
4900 Bryant Irvin Rd N Unit 3121 Fort Worth, TX	3.0	2.0	1235	$1,537	$1.24	4d	1	0.98mi
3804 Driskell Blvd Fort Worth, TX	4.0	2.0	1836	$2,176	$1.19	7d	1	1.00mi
4900 Bryant Irvin Rd N Unit 4933 Fort Worth, TX	3.0	2.0	1235	$1,580	$1.28	12d	1	1.01mi
4900 Bryant Irvin Rd N Unit 612 Fort Worth, TX	3.0	2.0	1235	$1,529	$1.24	23d	1	1.01mi
5007 Birchman Ave Fort Worth, TX	2.0	2.0	1332	$2,025	$1.52	12d	1	1.01mi
4900 Geddes Ave Fort Worth, TX	2.0	1.5	1136	$1,650	$1.45	25d	1	1.02mi
3602 Eldridge St Fort Worth, TX	1.0–2.0	1.0–2.0	916	$1,600	$1.75	3d	10	1.02mi
2201 Ridgmar Blvd Fort Worth, TX	2.0	1.0–2.0	805	$1,435	$1.78	44d	25	1.05mi
2508 Ridgmar Blvd Fort Worth, TX	1.0–3.0	1.0–2.0	1025	$1,549	$1.51	21d	3	1.05mi
4828 Curzon Ave Fort Worth, TX	3.0	2.0	1739	$2,495	$1.43	5d	1	1.07mi
4828 Curzon Ave Fort Worth, TX	3.0	2.0	1739	$2,600	$1.50	18d	1	1.07mi
4825 Diaz Ave #3 Fort Worth, TX	2.0	1.5	1140	$1,200	$1.05	44d	1	1.07mi

Listing history 2 events

1. 2026-03-26
   listed $230,000 Active 420-char remark

   Show marketing remark (420 chars)

   Older home with great potential in a highly convenient location near I-30, I-20, the Cultural District, and major shopping. Features a traditional layout and solid structure, ready for updates and personal touches. Ideal for investors or buyers seeking a project. Home is sold as-is; seller will make no repairs. No survey available buyer to purchase new one if needed. Buyer or buyer's agent to verify all information.

2. 1999-09-21
   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: $3,026 · $252/mo
• Projected year-2 tax: $4,209 · $351/mo
• Expected delta: +$1,183/yr (+$99/mo · 39.1%)

ⓘ 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 ≥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: $25,003
• − Mortgage interest: −$12,884
• − Property taxes: −$3,026
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − Depreciation: −$6,691
• Taxable loss: −$2,748
• Est. tax savings @ 24.0%: +$659
• After-tax cash flow: $1,762/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

2 events — show timeline

• 2026-03-26 Listed $230,000 NTREIS
• 1999-09-21 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $3,026 · +7.3% YoY. Source: county tax records.