4305 Frazier Ave · Fort Worth, TX 76115

$165,000

3 bd · 1.0 ba · 783 sqft · SingleFamily public records · 141 Days on market

Built 1951 6,970 sqft lot $211/sqft · at area comps Est $168k · at est.

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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 +14.0/30.0
• ARV discount +8.3/15.0
• 1% rule +4.7/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey investment opportunity with a tenant already in place at $1,250 per month through 2-1-2027, providing immediate and reliable rental income from day one. This charming 2-bedroom, 1-bath home offers a warm and inviting atmosphere from the moment you step inside. The bright and airy living room is filled with natural light and flows seamlessly into the dining area, creating a comfortable space for everyday living and entertaining. The cozy, functional kitchen features a gas stove and ample cabinet space for all your storage needs. Both bedrooms are well-sized with generous closet space, while the bathroom includes tasteful updates that add a touch of modern charm. Enjoy time outdoors in the lovely backyard—perfect for morning coffee, relaxing evenings, or gathering with friends and family. Additional highlights include a laundry area and convenient off-street parking. Ideally located near schools, parks, shopping, and dining, with easy access to major highways, this property offers the perfect blend of comfort, charm, and convenience, making it a smart, low-risk addition to any investment portfolio.

Key facts

• Laundry area
• Lovely backyard
• Gas stove

Tags

• GAS STOVE
• AMPLE CABINET SPACE
• LOVELY BACKYARD
• LAUNDRY AREA
• OFF-STREET PARKING
• EASY ACCESS TO MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $22 ($270/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 $160k (3.2% below list).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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: 32 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 37% of the median local income ($52k/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 $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 141 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 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 1951 — 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: 0.97% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 8.6

CMA / ARV

• ARV (median comp): $167,956
• List price: $165,000
• Delta: -1.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3821 Townsend Dr	0.47mi	2/1.0 (-1)	784 (+0%)	4mo	$159,900	$204	69
4109 Wayside Ave	0.21mi	2/1.0 (-1)	807 (+3%)	20mo	$169,900	$211	63
1501 W Boyce Ave	0.57mi	2/2.0 (-1)	768 (-2%)	3mo	$179,900	$234	58
4312 Greene Ave	0.50mi	2/1.0 (-1)	774 (-1%)	22mo	$135,450	$175	52
4233 5th Ave	0.67mi	2/1.0 (-1)	801 (+2%)	22mo	$169,900	$212	41
1321 W Hammond St	0.71mi	2/1.0 (-1)	868 (+11%)	9mo	$179,500	$207	37
3841 Willing Ave	0.71mi	3/1.5	884 (+13%)	13mo	$145,000	$164	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.45×
• Total profit: $-25,220
• Equity at exit: $24,602

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-19,771
• Equity at exit: $14,266

Cash invested: $46,200 (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 76115

• Home prices YoY: -6.0%
• Active inventory: 32
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,597 high
• Mortgage (P&I): −$865
• Tax from tax record: −$305 /mo · $3,661/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $22

Break-even live

Break-even rent $1,569

Max offer price $165,000

Occupancy floor 94%

Sensitivity live

Price	-10% $116	-5% $69	+0% $22	+5% $-24	+10% $-71
Rent	-10% $-104	-5% $-41	+0% $22	+5% $86	+10% $149
Rate	-1.0pp $106	-0.5pp $64	base $22	+0.5pp $-20	+1.0pp $-64

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4201 William Fleming Ct W Fort Worth, TX	2.0	1.5–2.0	865	$1,450	$1.68	0d	103	0.13mi
4113 McCart Ave Fort Worth, TX	2.0	1.0	807	$1,375	$1.70	45d	1	0.26mi
4318 Baldwin Ave Fort Worth, TX	2.0	1.0	730	$1,399	$1.92	45d	1	0.68mi
4316 Baldwin Ave Fort Worth, TX	2.0	1.0	730	$1,399	$1.92	45d	3	0.68mi
4317 Baldwin Ave Fort Worth, TX	1.0–2.0	1.0	642	$1,399	$2.18	45d	2	0.70mi
4321 Baldwin Ave Fort Worth, TX	2.0	1.0	730	$1,399	$1.92	45d	1	0.70mi
1000 W Hammond St Fort Worth, TX	2.0	1.0	900	$1,600	$1.78	26d	1	0.92mi
3437 Stanley Ave Fort Worth, TX	2.0	1.0	1000	$1,500	$1.50	45d	1	1.01mi
3419 S University Dr Unit C Fort Worth, TX	2.0	1.0	1059	$1,095	$1.03	0d	1	1.20mi
3419 S University Dr Unit D Fort Worth, TX	2.0	1.0	900	$1,095	$1.22	18d	1	1.20mi
3417 S University Dr Unit D Fort Worth, TX	2.0	1.0	900	$1,235	$1.37	45d	1	1.21mi
3417 S University Dr Unit A Fort Worth, TX	2.0	1.0	1059	$1,095	$1.03	7d	1	1.21mi
3241 Sandage Ave Fort Worth, TX	3.0	2.0	1115	$3,000	$2.69	20d	1	1.24mi
3500 College Ave Fort Worth, TX	3.0	1.0	1012	$1,650	$1.63	45d	1	1.26mi
4152 Anita Ave Fort Worth, TX	2.0	1.0	1112	$1,995	$1.79	20d	1	1.27mi
3301 S University Dr Unit C Fort Worth, TX	2.0	1.0	800	$1,500	$1.88	26d	1	1.29mi
2720 W Devitt St Fort Worth, TX	2.0	2.0	740	$2,750	$3.72	20d	1	1.38mi
1215 Lowe St Fort Worth, TX	2.0	1.0	680	$1,250	$1.84	17d	1	1.43mi
3208 S University Dr Unit The Carter 106B Fort Worth, TX	3.0	2.0	1121	$3,600	$3.21	8d	1	1.44mi
3208 S University Dr Unit The Carter 204B Fort Worth, TX	3.0	2.0	1099	$3,600	$3.28	20d	1	1.44mi
5612 James Ave Fort Worth, TX	1.0–3.0	1.0–2.0	824	$1,700	$2.06	5d	8	1.44mi
3211 Rogers Ave Fort Worth, TX	2.0	1.0	1015	$1,695	$1.67	17d	1	1.45mi
3205 Wabash Ave Fort Worth, TX	2.0	1.5	1050	$1,950	$1.86	45d	1	1.48mi

Listing history 25 events

1. 2026-01-30
   historical $1,250
2. 2026-01-08
   listed $165,000 Active 1127-char remark

   Show marketing remark (1127 chars)

   Turnkey investment opportunity with a tenant already in place at $1,250 per month through 2-1-2027, providing immediate and reliable rental income from day one. This charming 2-bedroom, 1-bath home offers a warm and inviting atmosphere from the moment you step inside. The bright and airy living room is filled with natural light and flows seamlessly into the dining area, creating a comfortable space for everyday living and entertaining. The cozy, functional kitchen features a gas stove and ample cabinet space for all your storage needs. Both bedrooms are well-sized with generous closet space, while the bathroom includes tasteful updates that add a touch of modern charm. Enjoy time outdoors in the lovely backyard—perfect for morning coffee, relaxing evenings, or gathering with friends and family. Additional highlights include a laundry area and convenient off-street parking. Ideally located near schools, parks, shopping, and dining, with easy access to major highways, this property offers the perfect blend of comfort, charm, and convenience, making it a smart, low-risk addition to any investment portfolio.

3. 2025-12-04
   listed $1,250
4. 2025-12-03
   historical $1,300
5. 2025-11-13
   listed $1,300
6. 2025-11-01
   historical $1,450
7. 2025-09-19
   price $1,450
8. 2025-07-24
   listed $1,500
9. 2025-07-23
   historical $1,150
10. 2025-07-02
    listed $1,150
11. 2024-09-27
    status Active
12. 2024-08-17
    historical $1,450
13. 2024-07-23
    listed $170,000 Active
14. 2024-07-22
    listed $1,450
15. 2024-06-25
    price $170,000
16. 2024-05-29
    listed $187,000 Active
17. 2023-10-13
    historical $1,400
18. 2023-09-22
    listed $1,400
19. 2022-07-20
    soldstatus
20. 2022-07-18
    soldstatus Closed
21. 2022-07-09
    status Pending
22. 2022-07-07
    listed $125,000 Active
23. 2021-02-12
    soldstatus
24. 1996-01-19
    soldstatus
25. 1985-01-01
    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: $3,661 · $305/mo
• Projected year-2 tax: $3,661 · $305/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 21% 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: $19,164
• − Mortgage interest: −$9,243
• − Property taxes: −$3,661
• − Insurance: −$825
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$4,800
• Taxable loss: −$2,431
• Est. tax savings @ 24.0%: +$583
• After-tax cash flow: $853/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): 19,655
• Household income: $52,411
• Rent vs Own: 53.2% rent · 46.8% own
• Severe rent burden: 859.0

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 35% White 11% Black 11% Asian 5%
• Hispanic origin (detail): Mexican 66%
• Common ancestry: Italian 1% Arab 1%
• Foreign-born: 36% · Canada, South Korea, China
• Languages at home: 32% English-only · Spanish 62% Korean 3% Arabic 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: ▼ -23.05%
• Current HPI: 363.5732
• Rent YoY: —
• 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

-99.0% since first listed

25 events — show timeline

• 2026-01-30 Rental Removed $1,250 NTREIS
• 2026-01-08 Listed $165,000 NTREIS
• 2025-12-04 Listed for Rent $1,250 NTREIS
• 2025-12-03 Rental Removed $1,300 APPFOLIO
• 2025-11-13 Listed for Rent $1,300 APPFOLIO
• 2025-11-01 Rental Removed $1,450 NTREIS
• 2025-09-19 Price Changed $1,450 NTREIS
• 2025-07-24 Listed for Rent $1,500 NTREIS
• 2025-07-23 Rental Removed $1,150 SHOWMOJO
• 2025-07-02 Listed for Rent $1,150 SHOWMOJO
• 2024-09-27 Relisted — NTREIS
• 2024-08-17 Rental Removed $1,450 NTREIS
• 2024-07-23 Listed $170,000 NTREIS
• 2024-07-22 Listed for Rent $1,450 NTREIS
• 2024-06-25 Price Changed $170,000 NTREIS
• 2024-05-29 Listed $187,000 NTREIS
• 2023-10-13 Rental Removed $1,400 NTREIS
• 2023-09-22 Listed for Rent $1,400 NTREIS
• 2022-07-20 Sold (Public Records) — Public Records
• 2022-07-18 Sold (MLS) — NTREIS
• 2022-07-09 Pending — NTREIS
• 2022-07-07 Listed $125,000 NTREIS
• 2021-02-12 Sold (Public Records) — Public Records
• 1996-01-19 Sold (Public Records) — Public Records
• 1985-01-01 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $3,661 · -1.3% YoY. Source: county tax records.