1413 Lindsey St · Fort Worth, TX 76105

$175,000

5 bd · 2.0 ba · 2,276 sqft · SingleFamily public records · 131 Days on market

Built 1958 Fair condition 5,489 sqft lot $77/sqft · 43% below area Est $305k · 43% under

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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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0

Listing remarks MLS

This property presents an exceptional opportunity for families or investors alike. Located within the Fort Worth Independent School District, nearby schools include Maude I. Logan Elementary School, Phalen Leadership Academy at James Martin Jacquet (Middle School), and Dunbar High School — offering convenient access to education for children of all ages. The home is also well-positioned near Fort Worth’s network of parks and recreational spaces managed by the City’s Park & Recreation Department, local library branches such as the East Berry Library, and community facilities like nearby community centers that support resident activities and events. This property offers strong investment potential thanks to its sizable footprint, proximity to key local amenities, and the rental demand in the central Fort Worth area. Whether you’re seeking a long-term family residence or a high-yield rental asset, 1413 Lindsay Street stands out as a smart buy in a neighborhood with growth prospects.

Key facts

• Dunbar high school
• Community centers
• Network of parks

Tags

• PHALEN LEADERSHIP ACADEMY
• DUNBAR HIGH SCHOOL
• NETWORK OF PARKS
• COMMUNITY CENTERS
• SIZABLE FOOTPRINT

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $610 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: 147 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 39d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $2,278/mo this rent would consume 60% of the median local household income ($46k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Tarrant County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $35k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.30% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.95%
• DSCR: 1.67
• GRM: 6.4

CMA / ARV

• ARV (median comp): $305,222
• List price: $175,000
• Delta: -42.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1724 S Hughes Ave	0.36mi	4/3.5 (-1)	2,243 (-1%)	12mo	$375,000	$167	59
2005 Edmonia Ct	0.41mi	4/2.0 (-1)	2,108 (-7%)	18mo	$335,000	$159	49
4308 Avenue J	0.44mi	4/3.5 (-1)	2,186 (-4%)	19mo	$359,990	$165	46
1822 Langston St	0.33mi	4/2.5 (-1)	1,984 (-13%)	20mo	$345,000	$174	40
1909 Dillard St	0.67mi	4/2.5 (-1)	2,036 (-10%)	10mo	$352,900	$173	36
4604 Avenue M	0.42mi	4/2.5 (-1)	1,976 (-13%)	18mo	$326,500	$165	36
5300 S Hampshire Blvd	0.72mi	4/3.0 (-1)	2,100 (-8%)	13mo	$330,000	$157	33
4755 Ramey Ave	0.60mi	4/2.0 (-1)	1,935 (-15%)	11mo	$339,455	$175	33
5223 Willie St	0.70mi	4/3.5 (-1)	2,050 (-10%)	12mo	$389,000	$190	30

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.3%
• Equity multiple: 3.74×
• Total profit: $134,208
• Equity at exit: $157,654

10-year hold

• IRR: 30.4%
• Equity multiple: 8.44×
• Total profit: $364,692
• Equity at exit: $339,987

Cash invested: $49,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 7 under contract
• Months of supply: 5.4 mo (19%/mo absorbed)
• Median asking: $349,900 ($180/sqft)
• Median days on market: 11 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -25.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76105

• Home prices YoY: 14.2%
• Active inventory: 147
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,278 high
• Mortgage (P&I): −$918
• Tax from tax record: −$199 /mo · $2,384/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $610

Break-even live

Break-even rent $1,505

Max offer price $175,000

Occupancy floor 68%

Sensitivity live

Price	-10% $709	-5% $660	+0% $610	+5% $561	+10% $511
Rent	-10% $430	-5% $520	+0% $610	+5% $700	+10% $790
Rate	-1.0pp $699	-0.5pp $655	base $610	+0.5pp $565	+1.0pp $519

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: $43,750
• Closing costs: $5,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5557 Patton Dr Fort Worth, TX	4.0	2.0	1585	$1,875	$1.18	39d	1	1.05mi
4761 Meadowbrook Dr Fort Worth, TX	5.0	3.5	2373	$2,650	$1.12	73d	1	1.11mi
2332 Grandview Dr Fort Worth, TX	4.0	2.0	1994	$2,000	$1.00	71d	1	1.35mi
5912 Maceo Ln Fort Worth, TX	4.0	2.0	2100	$1,895	$0.90	8d	1	1.36mi
2312 Cass St Fort Worth, TX	4.0	2.5	1600	$1,799	$1.12	23d	1	1.36mi

Listing history 50 events

1. 2026-07-22
   days on market $175,000 Active 131 DOM
2. 2026-07-21
   days on market $175,000 Active 130 DOM
3. 2026-07-20
   days on market $175,000 Active 129 DOM
4. 2026-07-18
   days on market $175,000 Active 127 DOM
5. 2026-07-18
   days on market $175,000 Active 126 DOM
6. 2026-07-16
   days on market $175,000 Active 125 DOM
7. 2026-07-15
   days on market $175,000 Active 124 DOM
8. 2026-07-14
   days on market $175,000 Active 123 DOM
9. 2026-07-13
   days on market $175,000 Active 122 DOM
10. 2026-07-13
    days on market $175,000 Active 121 DOM
11. 2026-07-11
    days on market $175,000 Active 120 DOM
12. 2026-07-10
    days on market $175,000 Active 119 DOM
13. 2026-07-09
    days on market $175,000 Active 118 DOM
14. 2026-07-07
    days on market $175,000 Active 116 DOM
15. 2026-07-06
    days on market $175,000 Active 115 DOM
16. 2026-07-06
    days on market $175,000 Active 114 DOM
17. 2026-07-05
    days on market $175,000 Active 113 DOM
18. 2026-07-03
    days on market $175,000 Active 112 DOM
19. 2026-07-02
    days on market $175,000 Active 111 DOM
20. 2026-07-01
    days on market $175,000 Active 110 DOM
21. 2026-06-30
    days on market $175,000 Active 109 DOM
22. 2026-06-29
    days on market $175,000 Active 108 DOM
23. 2026-06-28
    days on market $175,000 Active 107 DOM
24. 2026-06-27
    days on market $175,000 Active 106 DOM
25. 2026-06-26
    days on market $175,000 Active 105 DOM
26. 2026-06-24
    days on market $175,000 Active 103 DOM
27. 2026-06-22
    days on market $175,000 Active 102 DOM
28. 2026-06-21
    days on market $175,000 Active 101 DOM
29. 2026-06-18
    days on market $175,000 Active 98 DOM
30. 2026-06-17
    days on market $175,000 Active 97 DOM
31. 2026-06-16
    days on market $175,000 Active 96 DOM
32. 2026-06-15
    days on market $175,000 Active 95 DOM
33. 2026-06-13
    days on market $175,000 Active 93 DOM
34. 2026-06-09
    days on market $175,000 Active 89 DOM
35. 2026-06-08
    days on market $175,000 Active 88 DOM
36. 2026-06-07
    days on market $175,000 Active 87 DOM
37. 2026-06-04
    days on market $175,000 Active 84 DOM
38. 2026-06-03
    days on market $175,000 Active 83 DOM
39. 2026-06-02
    days on market $175,000 Active 82 DOM
40. 2026-06-02
    days on market $175,000 Active 81 DOM
41. 2026-05-31
    days on market $175,000 Active 80 DOM
42. 2026-05-13
    price $175,000 1024-char remark

    Show marketing remark (1024 chars)

    This property presents an exceptional opportunity for families or investors alike. Located within the Fort Worth Independent School District, nearby schools include Maude I. Logan Elementary School, Phalen Leadership Academy at James Martin Jacquet (Middle School), and Dunbar High School — offering convenient access to education for children of all ages. The home is also well-positioned near Fort Worth’s network of parks and recreational spaces managed by the City’s Park & Recreation Department, local library branches such as the East Berry Library, and community facilities like nearby community centers that support resident activities and events. This property offers strong investment potential thanks to its sizable footprint, proximity to key local amenities, and the rental demand in the central Fort Worth area. Whether you’re seeking a long-term family residence or a high-yield rental asset, 1413 Lindsay Street stands out as a smart buy in a neighborhood with growth prospects.

43. 2026-04-02
    price $199,000 1024-char remark

    Show marketing remark (1024 chars)

    This property presents an exceptional opportunity for families or investors alike. Located within the Fort Worth Independent School District, nearby schools include Maude I. Logan Elementary School, Phalen Leadership Academy at James Martin Jacquet (Middle School), and Dunbar High School — offering convenient access to education for children of all ages. The home is also well-positioned near Fort Worth’s network of parks and recreational spaces managed by the City’s Park & Recreation Department, local library branches such as the East Berry Library, and community facilities like nearby community centers that support resident activities and events. This property offers strong investment potential thanks to its sizable footprint, proximity to key local amenities, and the rental demand in the central Fort Worth area. Whether you’re seeking a long-term family residence or a high-yield rental asset, 1413 Lindsay Street stands out as a smart buy in a neighborhood with growth prospects.

44. 2026-03-12
    listed $210,000 Active 1024-char remark

    Show marketing remark (1024 chars)

    This property presents an exceptional opportunity for families or investors alike. Located within the Fort Worth Independent School District, nearby schools include Maude I. Logan Elementary School, Phalen Leadership Academy at James Martin Jacquet (Middle School), and Dunbar High School — offering convenient access to education for children of all ages. The home is also well-positioned near Fort Worth’s network of parks and recreational spaces managed by the City’s Park & Recreation Department, local library branches such as the East Berry Library, and community facilities like nearby community centers that support resident activities and events. This property offers strong investment potential thanks to its sizable footprint, proximity to key local amenities, and the rental demand in the central Fort Worth area. Whether you’re seeking a long-term family residence or a high-yield rental asset, 1413 Lindsay Street stands out as a smart buy in a neighborhood with growth prospects.

45. 2014-02-28
    soldstatus Closed 253-char remark

    Show marketing remark (253 chars)

    FORECLOSURE--- CHECK THIS PRICE!!!! 5 BEDROOM 2 AND 1 HALF BATH AND HOME BUILT IN 1958!!! THIS COULD BE THE FORECLOSURE YOU ARE LOOKING FOR!!! BUYER OR BUYER S AGENT TO VERIFY ALL INFORMATION: SCHOOLS, TAXES, RESTRICTIONS AND ROOM SIZES, ETC. SOLD AS IS

46. 2014-01-31
    status Pending 253-char remark

    Show marketing remark (253 chars)

    FORECLOSURE--- CHECK THIS PRICE!!!! 5 BEDROOM 2 AND 1 HALF BATH AND HOME BUILT IN 1958!!! THIS COULD BE THE FORECLOSURE YOU ARE LOOKING FOR!!! BUYER OR BUYER S AGENT TO VERIFY ALL INFORMATION: SCHOOLS, TAXES, RESTRICTIONS AND ROOM SIZES, ETC. SOLD AS IS

47. 2014-01-28
    price $27,900 253-char remark

    Show marketing remark (253 chars)

    FORECLOSURE--- CHECK THIS PRICE!!!! 5 BEDROOM 2 AND 1 HALF BATH AND HOME BUILT IN 1958!!! THIS COULD BE THE FORECLOSURE YOU ARE LOOKING FOR!!! BUYER OR BUYER S AGENT TO VERIFY ALL INFORMATION: SCHOOLS, TAXES, RESTRICTIONS AND ROOM SIZES, ETC. SOLD AS IS

48. 2013-12-20
    listed $30,000 Active 253-char remark

    Show marketing remark (253 chars)

    FORECLOSURE--- CHECK THIS PRICE!!!! 5 BEDROOM 2 AND 1 HALF BATH AND HOME BUILT IN 1958!!! THIS COULD BE THE FORECLOSURE YOU ARE LOOKING FOR!!! BUYER OR BUYER S AGENT TO VERIFY ALL INFORMATION: SCHOOLS, TAXES, RESTRICTIONS AND ROOM SIZES, ETC. SOLD AS IS

49. 2013-12-03
    historical
50. 2013-10-29
    price $27,500

ⓘ 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: $2,384 · $199/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$819/yr (+$68/mo · 34.3%)

ⓘ 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 · 22 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: $27,337
• − Mortgage interest: −$9,803
• − Property taxes: −$2,384
• − Insurance: −$875
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − Depreciation: −$5,091
• Taxable income: $4,811
• Est. tax owed @ 24.0%: −$1,155
• After-tax cash flow: $6,170/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab Est. rehab $56,900–$102,420 screening

The home requires moderate repairs and maintenance, with potential for significant value increases through painting, landscaping, and HVAC updates.

Repairs flagged

• Major roof — No specific details on condition, but appearance suggests potential issues.
• Moderate exterior siding — Some discoloration and wear visible on the white siding.
• Minor landscaping — Some grass and trees, but no landscaping or curb appeal features.

Value-add opportunities

• Resale Painting and updating the exterior siding — Fresh paint and updated siding can significantly improve curb appeal and home value. ↑
• Both Landscaping and curb appeal improvements — Enhancing the landscaping and curb appeal can attract more buyers and renters. ↑
• Both HVAC and mechanical updates — Upgrading the HVAC and mechanical systems can improve comfort and energy efficiency. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

A Composite livability gradescore 80/100

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 · 2,380,417 people
• City population: 911,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 22,228
• Household income: $45,770
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% Black 29% Two or more races 24% White 6%
• Hispanic origin (detail): Mexican 57%
• Foreign-born: 28% · Canada
• Languages at home: 44% English-only · Spanish 55% Other Indo-European 1%

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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: ▲ 27.33%
• Current HPI: 219.2657
• Rent YoY: —
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

+602.8% since first listed

14 events — show timeline

• 2026-05-13 Price Changed $175,000 NTREIS
• 2026-04-02 Price Changed $199,000 NTREIS
• 2026-03-12 Listed $210,000 NTREIS
• 2014-02-28 Sold (MLS) — NTREIS
• 2014-01-31 Pending — NTREIS
• 2014-01-28 Price Changed $27,900 NTREIS
• 2013-12-20 Listed $30,000 NTREIS
• 2013-12-03 Listing Removed — NTREIS
• 2013-10-29 Price Changed $27,500 NTREIS
• 2013-09-28 Listed $30,300 NTREIS
• 2006-09-21 Sold (Public Records) — Public Records
• 2006-09-18 Sold (MLS) — NTREIS
• 2006-09-07 Listing Removed — NTREIS
• 2006-08-24 Listed $24,900 NTREIS

Property tax history

+2.3%/yr

Latest (2025): $2,384 · -20.4% YoY. Source: county tax records.