5544 Alter Dr · Fort Worth, TX 76119

$139,999

3 bd · 2.0 ba · 1,016 sqft · SingleFamily public records · 87 Days on market

Built 1960 7,187 sqft lot $138/sqft · 28% below area Est $195k · 28% under ↓ 17% since listing

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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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.9/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming one-story home featuring 3 bedrooms, 1 bathroom, and a carport with a functional layout. The living area offers a comfortable space for relaxing or entertaining, while the kitchen provides ample cabinet and counter space with room for dining. The bedrooms offer flexibility for guests, home office, or additional living needs. Enjoy a spacious yard with room to personalize and create your ideal outdoor setting.

Key facts

• 7,187 sq ft lot
• Garage
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 soft (-1.6%/yr); 187 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 39% of the median local income ($51k/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 $968 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

• It's been on market 87 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $114k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $131,599 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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 1960 — 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: 1.19% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.90%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $195,025
• List price: $139,999
• Delta: -28.21%
• 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
5536 Alter Dr	0.02mi	4/2.0 (+1)	1,037 (+2%)	7mo	$220,000	$212	85
5513 Cottey St	0.09mi	3/1.0	960 (-6%)	3mo	$165,000	$172	80
5608 Burton Ave	0.18mi	3/2.0	1,156 (+14%)	2mo	$205,000	$177	67
5524 Truman Dr	0.59mi	3/2.0	999 (-2%)	4mo	$216,000	$216	66
2213 Dillard St	0.62mi	3/2.0	1,042 (+3%)	4mo	$224,900	$216	64
5716 Burton Ave	0.27mi	3/2.0	1,159 (+14%)	5mo	$226,000	$195	59
3720 Carey St	0.71mi	3/1.0	998 (-2%)	6mo	$168,000	$168	55
2204 Rw Bivens Ln	0.58mi	3/1.0	1,100 (+8%)	4mo	$75,000	$68	52
2301 Dillard St	0.61mi	3/2.0	1,115 (+10%)	6mo	$223,900	$201	50
2013 Birdell St	0.65mi	3/2.0	896 (-12%)	5mo	$174,900	$195	46
5540 Patton Dr	0.71mi	3/1.0	1,161 (+14%)	6mo	$198,000	$171	34
1804 Wiseman Ave	0.73mi	3/1.0	876 (-14%)	6mo	$124,900	$143	34

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: -3.4%
• Equity multiple: 0.88×
• Total profit: $-4,884
• Equity at exit: $20,874

10-year hold

• IRR: 2.5%
• Equity multiple: 1.16×
• Total profit: $6,110
• Equity at exit: $12,105

Cash invested: $39,200 (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 76119

• Home prices YoY: -6.4%
• Rents YoY: -1.6%
• Active inventory: 187
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,672 high
• Mortgage (P&I): −$734
• Tax from tax record: −$172 /mo · $2,067/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $356

Break-even live

Break-even rent $1,221

Max offer price $139,999

Occupancy floor 74%

Sensitivity live

Price	-10% $435	-5% $396	+0% $356	+5% $316	+10% $277
Rent	-10% $224	-5% $290	+0% $356	+5% $422	+10% $488
Rate	-1.0pp $427	-0.5pp $392	base $356	+0.5pp $320	+1.0pp $283

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3201 Mount Horum Way Fort Worth, TX	3.0	2.0	1045	$1,699	$1.63	7d	1	0.25mi
5328 Carol Ave Fort Worth, TX	4.0	2.0	1230	$2,100	$1.71	44d	1	0.29mi
5336 Cottey St Fort Worth, TX	3.0	2.0	1045	$1,699	$1.63	44d	1	0.30mi
3700 Radford Rd Fort Worth, TX	3.0	2.0	1124	$1,650	$1.47	25d	1	0.35mi
3700 Radford Rd Fort Worth, TX	3.0	2.0	1124	$1,650	$1.47	13d	1	0.35mi
5636 Lester Granger Dr Fort Worth, TX	3.0	2.0	1300	$1,495	$1.15	25d	1	0.39mi
2128 R. W. Bivens Ln Fort Worth, TX	3.0	2.0	1045	$1,615	$1.55	15d	1	0.62mi
3848 Waldorf St Fort Worth, TX	2.0	1.0	734	$1,195	$1.63	6d	1	0.64mi
3865 Stalcup Rd Fort Worth, TX	3.0	2.0	1090	$1,814	$1.66	7d	1	0.68mi
5011 Sunshine Dr Fort Worth, TX	2.0	1.0	813	$1,515	$1.86	25d	1	0.70mi
1810 Wiseman Ave Fort Worth, TX	3.0	2.0	1000	$1,500	$1.50	44d	1	0.72mi
1804 Andrew Ave Fort Worth, TX	2.0	1.0	764	$1,395	$1.83	18d	1	0.75mi
5055 Virgil St Fort Worth, TX	3.0	2.0	1089	$1,650	$1.52	25d	1	0.83mi
5818 Grayson St Unit 5818 Fort Worth, TX	3.0	2.5	1400	$2,000	$1.43	19d	1	0.84mi
5820 Grayson St Fort Worth, TX	3.0	2.5	1417	$1,895	$1.34	44d	1	0.85mi
1736 Ransom Ter Fort Worth, TX	3.0	2.0	1322	$1,850	$1.40	16d	1	0.88mi
5913 Montague St Fort Worth, TX	3.0	2.0	1090	$1,549	$1.42	15d	1	0.90mi
4929 Willie St Fort Worth, TX	3.0	2.0	1386	$1,650	$1.19	5d	1	0.96mi
5908 Oakdale Dr Fort Worth, TX	3.0	2.0	1090	$1,475	$1.35	7d	1	1.09mi
5910 Wilkes Dr Fort Worth, TX	3.0	2.0	872	$1,445	$1.66	7d	1	1.18mi
5912 Wilkes Dr Fort Worth, TX	3.0	2.0	872	$1,499	$1.72	44d	1	1.21mi
2500 S Edgewood Ter Fort Worth, TX	1.0–3.0	1.0–2.5	1123	$1,895	$1.69	3d	34	1.23mi
4508 Wiman Dr Fort Worth, TX	3.0	2.0	1045	$1,580	$1.51	7d	1	1.36mi
4312 Lorin Ave Fort Worth, TX	4.0	2.0	1230	$2,000	$1.63	44d	1	1.37mi
4217 Wilhelm St Fort Worth, TX	3.0	2.0	1380	$1,650	$1.20	44d	1	1.44mi

Listing history 23 events

1. 2026-06-21
   days on market $139,999 Active 87 DOM
2. 2026-06-18
   days on market $139,999 Active 84 DOM
3. 2026-06-17
   days on market $139,999 Active 83 DOM
4. 2026-06-16
   days on market $139,999 Active 82 DOM
5. 2026-06-15
   days on market $139,999 Active 81 DOM
6. 2026-06-13
   pricedays on market $139,999 Active 79 DOM
7. 2026-06-09
   days on market $149,000 Active 75 DOM
8. 2026-06-08
   days on market $149,000 Active 74 DOM
9. 2026-06-07
   days on market $149,000 Active 73 DOM
10. 2026-06-04
    days on market $149,000 Active 70 DOM
11. 2026-06-03
    days on market $149,000 Active 69 DOM
12. 2026-06-02
    days on market $149,000 Active 68 DOM
13. 2026-06-02
    statusdays on market $149,000 Active 67 DOM
14. 2026-05-31
    days on market $149,000 Active Option Contract 66 DOM
15. 2026-05-19
    historical Active Option Contract 421-char remark

    Show marketing remark (421 chars)

    Charming one-story home featuring 3 bedrooms, 1 bathroom, and a carport with a functional layout. The living area offers a comfortable space for relaxing or entertaining, while the kitchen provides ample cabinet and counter space with room for dining. The bedrooms offer flexibility for guests, home office, or additional living needs. Enjoy a spacious yard with room to personalize and create your ideal outdoor setting.

16. 2026-05-09
    price $149,000 421-char remark

    Show marketing remark (421 chars)

    Charming one-story home featuring 3 bedrooms, 1 bathroom, and a carport with a functional layout. The living area offers a comfortable space for relaxing or entertaining, while the kitchen provides ample cabinet and counter space with room for dining. The bedrooms offer flexibility for guests, home office, or additional living needs. Enjoy a spacious yard with room to personalize and create your ideal outdoor setting.

17. 2026-04-20
    price $174,999 421-char remark

    Show marketing remark (421 chars)

    Charming one-story home featuring 3 bedrooms, 1 bathroom, and a carport with a functional layout. The living area offers a comfortable space for relaxing or entertaining, while the kitchen provides ample cabinet and counter space with room for dining. The bedrooms offer flexibility for guests, home office, or additional living needs. Enjoy a spacious yard with room to personalize and create your ideal outdoor setting.

18. 2026-03-26
    listed $253,900 Active 421-char remark

    Show marketing remark (421 chars)

    Charming one-story home featuring 3 bedrooms, 1 bathroom, and a carport with a functional layout. The living area offers a comfortable space for relaxing or entertaining, while the kitchen provides ample cabinet and counter space with room for dining. The bedrooms offer flexibility for guests, home office, or additional living needs. Enjoy a spacious yard with room to personalize and create your ideal outdoor setting.

19. 2022-03-31
    soldstatus Closed 221-char remark

    Show marketing remark (221 chars)

    3 bedrooms, 1 bath, 1 car garage. Large back yard. Close to schools, community stores and easy access to highways. Great investment property: Easy flip or rental!!! Buyer's agent to verify schools and measurements.

20. 2022-03-31
    soldstatus

    Show marketing remark (221 chars)

    3 bedrooms, 1 bath, 1 car garage. Large back yard. Close to schools, community stores and easy access to highways. Great investment property: Easy flip or rental!!! Buyer's agent to verify schools and measurements.

21. 2022-03-21
    status Pending 221-char remark

    Show marketing remark (221 chars)

    3 bedrooms, 1 bath, 1 car garage. Large back yard. Close to schools, community stores and easy access to highways. Great investment property: Easy flip or rental!!! Buyer's agent to verify schools and measurements.

22. 2022-03-10
    historical Active Option Contract 221-char remark

    Show marketing remark (221 chars)

    3 bedrooms, 1 bath, 1 car garage. Large back yard. Close to schools, community stores and easy access to highways. Great investment property: Easy flip or rental!!! Buyer's agent to verify schools and measurements.

23. 2022-03-01
    listed $180,000 Active 221-char remark

    Show marketing remark (221 chars)

    3 bedrooms, 1 bath, 1 car garage. Large back yard. Close to schools, community stores and easy access to highways. Great investment property: Easy flip or rental!!! Buyer's agent to verify schools and measurements.

ⓘ 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: $2,067 · $172/mo
• Projected year-2 tax: $2,562 · $213/mo
• Expected delta: +$495/yr (+$41/mo · 24.0%)

ⓘ 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 · 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,063
• − Mortgage interest: −$7,842
• − Property taxes: −$2,067
• − Insurance: −$700
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − Depreciation: −$4,073
• Taxable income: $2,171
• Est. tax owed @ 24.0%: −$521
• After-tax cash flow: $3,752/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): 52,974
• Household income: $51,267
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 2221.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 51% Black 36% Two or more races 26% White 8% Asian 3%
• Hispanic origin (detail): Mexican 44%
• Foreign-born: 25% · Canada, Philippines
• Languages at home: 54% English-only · Spanish 42% Other Indo-European 2% Other Asian/Pacific 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: ▼ -23.04%
• Current HPI: 336.7941
• Rent YoY: ▼ -1.61%
• 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

-17.2% since first listed

9 events — show timeline

• 2026-05-19 Contingent — NTREIS
• 2026-05-09 Price Changed $149,000 NTREIS
• 2026-04-20 Price Changed $174,999 NTREIS
• 2026-03-26 Listed $253,900 NTREIS
• 2022-03-31 Sold (Public Records) — Public Records
• 2022-03-31 Sold (MLS) — NTREIS
• 2022-03-21 Pending — NTREIS
• 2022-03-10 Contingent — NTREIS
• 2022-03-01 Listed $180,000 NTREIS

Property tax history

+5.3%/yr

Latest (2025): $2,067 · -15.4% YoY. Source: county tax records.