900 W Central Ave · Fort Worth, TX 76164

$220,000

3 bd · 2.0 ba · 1,612 sqft · SingleFamily public records · 42 Days on market

Built 1924 7,013 sqft lot $136/sqft · 18% below area Est $267k · 18% under

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Why this score? — see what drove the C+ 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 +18.3/30.0
• ARV discount +15.0/15.0
• Appreciation +8.1/10.0
• DSCR +5.7/10.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

INVESTORS OPPORTUNITY- JUST MINUTES FROM THE HISTORICAL FORT WORTH STOCKYARDS!! Looking for your next project with BIG potential? This 4 bed, 1 bath brick home sits on a corner lot in a fast developing area. A specious living area with a wood burning fireplace. Conveniently located directly across the street from Rufino Mendoza Elementary School, and surrounded by restaurants, shopping centers, and entertainment! This home comes with a tornado shelter and a spacious backyard. The property does need some TLC, and with vision and care you can transform it into your dream home or an amazing rental investment. Located in a growing area with tons of future potential. This is your chance to inves

Key facts

• Downtown fort worth
• Spacious layout
• Major highways

Tags

• HISTORIC FORT WORTH STOCKYARDS
• DOWNTOWN FORT WORTH
• MAJOR HIGHWAYS
• SPACIOUS LAYOUT

Property features AI

Finance

• Financial info: Listing is for cash offers
• HOA & community: No association

Exterior

• Parking: Driveway; No garage or carport spaces
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1924; Composition roof
• Exterior features: Wood fencing; Other exterior features; Corner lot

Interior

• Kitchen: No appliances included
• Bedrooms: Primary bedroom on level 1; Three additional bedrooms on level 1 (total 4 bedrooms)
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Cable TV available; One living area; One dining area; 5 total rooms
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: Rufino Mendoza Sr El (math 8% / reading 17%, grade F, #4,180 of 4,322 statewide, top 97%, 337 students, 90% FRL) — zoned schools average 90% FRL vs 73% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 33 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• At $2,258/mo this rent would consume 51% 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 $15k of equity ($2k loan paydown + $14k 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 $62k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• 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 $213,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1924 — 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: 1.03% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.17
• GRM: 8.1

CMA / ARV

• ARV (median comp): $267,292
• List price: $220,000
• Delta: -17.69%
• 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
1606 Denver Ave	0.28mi	3/2.0	1,619 (+0%)	6mo	$390,000	$241	81
1410 Lee Ave	0.35mi	3/2.0	1,635 (+1%)	10mo	$349,900	$214	73
1201 15th Pl	0.27mi	3/2.0	1,560 (-3%)	12mo	$335,000	$215	72
906 14th St	0.13mi	3/1.0	1,716 (+6%)	13mo	$259,000	$151	69
1307 Clinton Ave	0.40mi	3/2.0	1,500 (-7%)	6mo	$285,000	$190	65
1715 Homan Ave	0.49mi	3/1.0	1,568 (-3%)	9mo	$225,000	$143	61
1105 Park St	0.49mi	3/2.0	1,551 (-4%)	14mo	$268,000	$173	59
1710 Gould Ave	0.42mi	3/2.0	1,405 (-13%)	0mo	$280,000	$199	59
1612 Lee Ave	0.45mi	4/3.0 (+1)	1,636 (+2%)	15mo	$375,000	$229	55
1702 Lee Ave	0.51mi	3/2.0	1,544 (-4%)	21mo	$370,000	$240	52
1710 Denver Ave	0.42mi	4/2.0 (+1)	1,821 (+13%)	14mo	$368,900	$203	42
1616 Belmont Ave	0.41mi	3/1.0	1,426 (-12%)	23mo	$188,900	$132	38

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: 17.9%
• Equity multiple: 2.20×
• Total profit: $73,638
• Equity at exit: $142,286

10-year hold

• IRR: 16.4%
• Equity multiple: 4.15×
• Total profit: $193,977
• Equity at exit: $261,539

Cash invested: $61,600 (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 76164

• Home prices YoY: 2.1%
• Rents YoY: 0.0%
• Active inventory: 33
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,258 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$337 /mo · $4,041/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $202

Break-even live

Break-even rent $2,003

Max offer price $220,000

Occupancy floor 86%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1321 Denver Ave Fort Worth, TX	3.0	1.0	1288	$1,800	$1.40	43d	1	0.05mi
1217 Clinton Ave Fort Worth, TX	4.0	2.0	1698	$1,795	$1.06	43d	1	0.46mi
207 Adrian Dr Fort Worth, TX	3.0	2.5	2042	$3,300	$1.62	15d	1	1.08mi
2820 Weisenberger St Unit 102 Fort Worth, TX	2.0	2.5	1628	$3,000	$1.84	43d	1	1.08mi
2820 Weisenberger St Unit 110 Fort Worth, TX	2.0	2.5	1628	$3,100	$1.90	43d	1	1.08mi
209 Wimberly St Unit 1-205 Fort Worth, TX	2.0	2.0	1223	$2,037	$1.67	14d	1	1.08mi
209 Wimberly St Unit 2-109 Fort Worth, TX	2.0	2.0	1277	$1,999	$1.57	43d	1	1.08mi
2824 Weisenberger St Unit 102 Fort Worth, TX	2.0	2.5	1628	$3,000	$1.84	43d	1	1.09mi
218 Wimberly St Fort Worth, TX	3.0	2.5	2080	$3,400	$1.63	5d	1	1.10mi
2801 Weisenberger St Fort Worth, TX	3.0	4.0	2053	$3,395	$1.65	43d	1	1.11mi
217 Adrian Dr Fort Worth, TX	2.0	1.0	1152	$1,900	$1.65	43d	1	1.11mi
2805 Weisenberger St #502 Fort Worth, TX	3.0	3.5	2024	$3,250	$1.61	43d	1	1.11mi
300 Foch St Unit 120 Fort Worth, TX	2.0	2.5	1668	$2,950	$1.77	43d	1	1.16mi
2721 Wingate St Fort Worth, TX	1.0–2.0	1.0–2.0	996	$2,520	$2.53	43d	4	1.17mi
150 Boland St Unit 187 Fort Worth, TX	2.0	2.0	1385	$1,881	$1.36	3d	1	1.21mi
2726 Mercedes Ave Unit 2763 Fort Worth, TX	2.0	2.0	1129	$1,778	$1.57	3d	1	1.25mi
2600 W 7th St Unit 1726 Fort Worth, TX	2.0	2.0	1263	$3,095	$2.45	15d	1	1.25mi
447 N Main St Fort Worth, TX	1.0–2.0	1.0–2.0	955	$2,383	$2.50	2d	12	1.26mi
852 Northwood Rd Fort Worth, TX	3.0	2.0	1438	$2,845	$1.98	43d	1	1.26mi
154 N Bailey Ave Fort Worth, TX	1.0–2.0	1.0–2.0	985	$1,659	$1.68	22d	7	1.26mi
408 Foch St Fort Worth, TX	2.0	2.0	1132	$2,100	$1.86	24d	1	1.29mi
411 Harrold St Fort Worth, TX	2.0	1.0–2.0	868	$3,089	$3.56	1d	68	1.32mi
2514 Columbus Ave Fort Worth, TX	3.0	2.0	1432	$2,500	$1.75	43d	1	1.37mi
601 Stockyards Blvd Fort Worth, TX	2.0	1.0–2.0	815	$2,814	$3.45	1d	62	1.37mi
2621 Lee Ave Unit B Fort Worth, TX	3.0	2.0	1400	$1,550	$1.11	22d	1	1.38mi
2621 Lee Ave Unit B Fort Worth, TX	3.0	2.0	1400	$1,595	$1.14	43d	1	1.38mi
2621 Lee Ave Unit B Fort Worth, TX	3.0	2.0	1400	$1,550	$1.11	6d	1	1.38mi
2621 Lee Ave Fort Worth, TX	3.0	2.0	1400	$1,550	$1.11	22d	1	1.38mi
2901 W 5th St Fort Worth, TX	1.0–2.0	1.0–2.0	851	$2,199	$2.58	2d	7	1.41mi
3900 White Settlement Rd Fort Worth, TX	2.0	1.0–2.0	1089	$1,424	$1.31	1d	2	1.41mi
101 Lindenwood Dr Fort Worth, TX	3.0	2.0	2064	$3,895	$1.89	43d	1	1.42mi
769 Samuels Ave Fort Worth, TX	1.0–3.0	1.0–3.0	1113	$2,708	$2.43	3d	27	1.42mi
2424 Mckinley Ave Fort Worth, TX	2.0	2.0	1200	$1,750	$1.46	14d	1	1.43mi
2424 Mckinley Ave Fort Worth, TX	2.0	2.0	1200	$1,750	$1.46	22d	1	1.43mi
916 W Peach St Fort Worth, TX	3.0	3.5	2231	$5,200	$2.33	43d	1	1.43mi
600 Harrold St Unit 611 Fort Worth, TX	3.0	2.0	1506	$2,602	$1.73	3d	1	1.43mi
600 Harrold St Unit 637 Fort Worth, TX	2.0	2.0	1157	$2,057	$1.78	3d	1	1.43mi
600 Harrold St Fort Worth, TX	2.0	2.0	1330	$2,455	$1.85	24d	1	1.45mi
2600 W 7th St Fort Worth, TX	2.0	2.0	1350	$2,725	$2.02	3d	5	1.47mi
2600 W 7th St Fort Worth, TX	2.0	2.0	1263	$3,100	$2.45	43d	5	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $220,000 Active 42 DOM
2. 2026-06-17
   days on market $220,000 Active 41 DOM
3. 2026-06-16
   days on market $220,000 Active 40 DOM
4. 2026-06-15
   days on market $220,000 Active 39 DOM
5. 2026-06-13
   days on market $220,000 Active 37 DOM
6. 2026-06-09
   days on market $220,000 Active 33 DOM
7. 2026-06-08
   days on market $220,000 Active 32 DOM
8. 2026-06-07
   days on market $220,000 Active 31 DOM
9. 2026-06-04
   days on market $220,000 Active 28 DOM
10. 2026-06-03
    days on market $220,000 Active 27 DOM
11. 2026-06-02
    days on market $220,000 Active 26 DOM
12. 2026-06-01
    days on market $220,000 Active 25 DOM
13. 2026-05-31
    days on market $220,000 Active 24 DOM
14. 2026-04-09
    listed $220,000 Active 794-char remark
15. 1990-05-23
    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: $4,041 · $337/mo
• Projected year-2 tax: $4,041 · $337/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 ≥109°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,098
• − Mortgage interest: −$12,323
• − Property taxes: −$4,041
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,168
• − Management: −$2,168
• − Depreciation: −$6,400
• Taxable loss: −$1,102
• Est. tax savings @ 24.0%: +$264
• After-tax cash flow: $2,687/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

2 events — show timeline

• 2026-04-09 Listed $220,000 NTREIS
• 1990-05-23 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $4,041 · -20.7% YoY. Source: county tax records.