3297 Todd Ave · Fort Worth, TX 76110

$155,000

2 bd · 1.0 ba · 710 sqft · SingleFamily public records · 157 Days on market

Built 1948 6,273 sqft lot $218/sqft · 11% above area Est $139k · 11% over

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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 +17.5/30.0
• DSCR +5.5/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for a first time home buyer! This charming property is located in the desirable 76110 area of Fort Worth, just minutes from mayor highways,shopping,Trinity Trails,Hospitals. Situated on a quiet street, the home offers a functional layout with comfortable living spaces and plenty of natural light. The property features a pull-through driveway for convenient parking, along with a detached shed offering additional storage or workspace. A spacious yard provides room for outdoor enjoyment or future enhancements. With strong rental potential and an unbeatable location, this home is ideal as a primary residence or investment property.

Key facts

• Spacious yard
• Unbeatable location
• Detached shed

Tags

• PULL-THROUGH DRIVEWAY
• DETACHED SHED
• SPACIOUS YARD
• STRONG RENTAL POTENTIAL
• UNBEATABLE LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $120 ($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 $144k (7.3% below list).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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; 150 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 157 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. 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?
8. 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.
9. 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.
10. 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: 0.93% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 9.0

CMA / ARV

• ARV (median comp): $139,096
• List price: $155,000
• Delta: 11.43%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3265 Todd Ave	0.08mi	2/1.0	710 (0%)	20mo	$114,900	$162	80
1016 E Shaw St	0.17mi	2/1.0	722 (+2%)	20mo	$156,000	$216	73
1104 E Shaw St	0.14mi	2/1.0	720 (+1%)	22mo	$114,900	$160	72
724 E Ripy St	0.50mi	2/1.0	625 (-12%)	9mo	$80,000	$128	49

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 · 0.7% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.52×
• Total profit: $-20,710
• Equity at exit: $23,111

10-year hold

• IRR: -8.6%
• Equity multiple: 0.52×
• Total profit: $-20,944
• Equity at exit: $13,402

Cash invested: $43,400 (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 76110

• Rents YoY: 0.7%
• Active inventory: 150
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,436 high
• Mortgage (P&I): −$813
• Tax from tax record: −$137 /mo · $1,640/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $120

Break-even live

Break-even rent $1,284

Max offer price $155,000

Occupancy floor 87%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1304 Meriweather Ave Fort Worth, TX	2.0	1.0	686	$1,125	$1.64	43d	1	0.67mi
1306 Meriwether Ave Fort Worth, TX	2.0	1.0	686	$1,250	$1.82	3d	1	0.67mi
2900 South Fwy Fort Worth, TX	1.0–2.0	1.0	635	$1,200	$1.89	3d	15	0.74mi
4004 Fair Park Blvd Fort Worth, TX	2.0	1.0	680	$1,195	$1.76	22d	1	0.76mi
1216 E Powell Ave Fort Worth, TX	3.0	1.0	674	$1,375	$2.04	6d	1	1.24mi
2901 Travis Ave Fort Worth, TX	1.0–2.0	1.0–2.0	975	$1,340	$1.37	24d	5	1.26mi
809 E Broadus Ave Fort Worth, TX	2.0	1.0	674	$1,700	$2.52	24d	1	1.32mi
807 E Broadus Ave Fort Worth, TX	2.0	1.0	673	$1,700	$2.53	24d	1	1.32mi
2701 Hemphill St Fort Worth, TX	1.0	1.0	700	$1,150	$1.64	43d	1	1.34mi
4405 Vermont Ave Fort Worth, TX	1.0	1.0	700	$1,950	$2.79	43d	1	1.37mi
800 W Capps St Unit 2 Fort Worth, TX	1.0	1.0	500	$1,040	$2.08	24d	1	1.44mi
2509 Spiller St Fort Worth, TX	2.0	2.0	720	$1,300	$1.81	15d	1	1.46mi
2509 Spiller St Fort Worth, TX	2.0	1.0	720	$1,400	$1.94	43d	1	1.46mi
1215 Lowe St Fort Worth, TX	2.0	1.0	680	$1,250	$1.84	15d	1	1.48mi

Listing history 23 events

1. 2026-06-18
   days on market $155,000 Active 157 DOM
2. 2026-06-17
   days on market $155,000 Active 156 DOM
3. 2026-06-16
   days on market $155,000 Active 155 DOM
4. 2026-06-15
   days on market $155,000 Active 154 DOM
5. 2026-06-13
   days on market $155,000 Active 152 DOM
6. 2026-06-09
   days on market $155,000 Active 148 DOM
7. 2026-06-08
   days on market $155,000 Active 147 DOM
8. 2026-06-07
   days on market $155,000 Active 146 DOM
9. 2026-06-04
   days on market $155,000 Active 143 DOM
10. 2026-06-03
    days on market $155,000 Active 142 DOM
11. 2026-06-02
    days on market $155,000 Active 141 DOM
12. 2026-06-02
    days on market $155,000 Active 140 DOM
13. 2026-05-31
    days on market $155,000 Active 139 DOM
14. 2026-03-07
    price $155,000 653-char remark

    Show marketing remark (653 chars)

    Great opportunity for a first time home buyer! This charming property is located in the desirable 76110 area of Fort Worth, just minutes from mayor highways,shopping,Trinity Trails,Hospitals. Situated on a quiet street, the home offers a functional layout with comfortable living spaces and plenty of natural light. The property features a pull-through driveway for convenient parking, along with a detached shed offering additional storage or workspace. A spacious yard provides room for outdoor enjoyment or future enhancements. With strong rental potential and an unbeatable location, this home is ideal as a primary residence or investment property.

15. 2026-02-28
    price $160,000 653-char remark

    Show marketing remark (653 chars)

    Great opportunity for a first time home buyer! This charming property is located in the desirable 76110 area of Fort Worth, just minutes from mayor highways,shopping,Trinity Trails,Hospitals. Situated on a quiet street, the home offers a functional layout with comfortable living spaces and plenty of natural light. The property features a pull-through driveway for convenient parking, along with a detached shed offering additional storage or workspace. A spacious yard provides room for outdoor enjoyment or future enhancements. With strong rental potential and an unbeatable location, this home is ideal as a primary residence or investment property.

16. 2026-02-18
    price $165,000 653-char remark

    Show marketing remark (653 chars)

    Great opportunity for a first time home buyer! This charming property is located in the desirable 76110 area of Fort Worth, just minutes from mayor highways,shopping,Trinity Trails,Hospitals. Situated on a quiet street, the home offers a functional layout with comfortable living spaces and plenty of natural light. The property features a pull-through driveway for convenient parking, along with a detached shed offering additional storage or workspace. A spacious yard provides room for outdoor enjoyment or future enhancements. With strong rental potential and an unbeatable location, this home is ideal as a primary residence or investment property.

17. 2026-02-05
    price $175,000 653-char remark

    Show marketing remark (653 chars)

    Great opportunity for a first time home buyer! This charming property is located in the desirable 76110 area of Fort Worth, just minutes from mayor highways,shopping,Trinity Trails,Hospitals. Situated on a quiet street, the home offers a functional layout with comfortable living spaces and plenty of natural light. The property features a pull-through driveway for convenient parking, along with a detached shed offering additional storage or workspace. A spacious yard provides room for outdoor enjoyment or future enhancements. With strong rental potential and an unbeatable location, this home is ideal as a primary residence or investment property.

18. 2026-01-12
    listed $180,000 Active 653-char remark

    Show marketing remark (653 chars)

    Great opportunity for a first time home buyer! This charming property is located in the desirable 76110 area of Fort Worth, just minutes from mayor highways,shopping,Trinity Trails,Hospitals. Situated on a quiet street, the home offers a functional layout with comfortable living spaces and plenty of natural light. The property features a pull-through driveway for convenient parking, along with a detached shed offering additional storage or workspace. A spacious yard provides room for outdoor enjoyment or future enhancements. With strong rental potential and an unbeatable location, this home is ideal as a primary residence or investment property.

19. 2023-05-09
    soldstatus
20. 2012-05-29
    soldstatus
21. 2012-05-25
    soldstatus Closed 33-char remark

    Show marketing remark (33 chars)

    Great starter or investment home.

22. 2012-04-27
    status Pending 33-char remark

    Show marketing remark (33 chars)

    Great starter or investment home.

23. 2012-01-12
    listed $39,900 Active 33-char remark

    Show marketing remark (33 chars)

    Great starter or investment home.

ⓘ 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: $1,640 · $137/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$1,196/yr (+$100/mo · 72.9%)

ⓘ 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 · 23 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $17,233
• − Mortgage interest: −$8,682
• − Property taxes: −$1,640
• − Insurance: −$775
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$4,509
• Taxable loss: −$1,131
• Est. tax savings @ 24.0%: +$271
• After-tax cash flow: $1,716/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): 33,441
• Household income: $69,790
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 1471.0

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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% White 30% Two or more races 24% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 57%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 26% · Canada, China
• Languages at home: 45% English-only · Spanish 52% Other Asian/Pacific 1% Other Indo-European 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: ▼ -194.46%
• Current HPI: 274.8888
• Rent YoY: ▲ 0.70%
• 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

+288.5% since first listed

10 events — show timeline

• 2026-03-07 Price Changed $155,000 NTREIS
• 2026-02-28 Price Changed $160,000 NTREIS
• 2026-02-18 Price Changed $165,000 NTREIS
• 2026-02-05 Price Changed $175,000 NTREIS
• 2026-01-12 Listed $180,000 NTREIS
• 2023-05-09 Sold (Public Records) — Public Records
• 2012-05-29 Sold (Public Records) — Public Records
• 2012-05-25 Sold (MLS) — NTREIS
• 2012-04-27 Pending — NTREIS
• 2012-01-12 Listed $39,900 NTREIS

Property tax history

+5.5%/yr

Latest (2025): $1,640 · -2.4% YoY. Source: county tax records.