5010 Sunshine Dr · Fort Worth, TX 76105

$179,900

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 66 Days on market

Built 1965 8,451 sqft lot $208/sqft · at area comps Est $184k · at est.

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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 +14.1/30.0
• Appreciation +10.0/10.0
• ARV discount +8.6/15.0
• DSCR +4.3/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Remodel March and April 2026 including Roof. A MUST SEE! Charming Family Home, this spacious home offers 3 bedrooms, 1 bathroom. Enjoy plenty of room perfect for family or friends to gathering. The open-concept kitchen creates a warm, inviting space for cooking and connection, while generous storage throughout keeps everything organized. Step outside to a large, fenced backyard with a wooden privacy fence and wooden deck ideal for kids, pets, or outdoor entertaining. Perfectly situated close to dining, shopping, and parks, this home combines comfort, convenience, and location—making it an excellent choice for families looking for space to grow!

Key facts

• Wooden privacy fence
• Open-concept kitchen
• Close to dining

Tags

• OPEN-CONCEPT KITCHEN
• LARGE FENCED BACKYARD
• WOODEN PRIVACY FENCE
• WOODEN DECK
• CLOSE TO DINING
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $28 ($333/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 $166k (7.6% below list).
• Recommended offer: $166k (7.6% below list) — sets the bar for 1% rule.
• 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: 100 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 44% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $166,225 (7.6% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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: 0.92% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.66%
• DSCR: 1.03
• GRM: 9.0

CMA / ARV

• ARV (median comp): $184,228
• List price: $179,900
• Delta: -2.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5108 Reed St	0.67mi	3/1.0	849 (-2%)	6mo	$155,000	$183	60
4928 Callahan St	0.25mi	3/1.0	768 (-11%)	12mo	$120,000	$156	60
2013 Birdell St	0.57mi	3/2.0	896 (+4%)	5mo	$174,900	$195	60
1804 Wiseman Ave	0.72mi	3/1.0	876 (+1%)	6mo	$124,900	$143	59
2908 Langston St	0.42mi	3/1.0	780 (-10%)	8mo	$160,000	$205	58
4328 Strong Ave	0.66mi	3/1.0	828 (-4%)	6mo	$125,000	$151	57
5513 Cottey St	0.64mi	3/1.0	960 (+11%)	3mo	$165,000	$172	49
3012 Hatcher St	0.72mi	3/1.0	950 (+10%)	2mo	$105,000	$111	48
2709 S Edgewood Ter	0.50mi	3/1.0	783 (-9%)	19mo	$185,000	$236	46
4305 Crenshaw Ave	0.70mi	3/1.0	960 (+11%)	9mo	$195,000	$203	41
5432 Elgin St	0.64mi	3/2.0	988 (+14%)	12mo	$148,000	$150	32
4300 Strong Ave	0.73mi	3/1.0	970 (+12%)	16mo	$125,000	$129	32

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: 24.8%
• Equity multiple: 2.98×
• Total profit: $99,795
• Equity at exit: $162,068

10-year hold

• IRR: 21.9%
• Equity multiple: 6.81×
• Total profit: $292,593
• Equity at exit: $349,506

Cash invested: $50,372 (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 76105

• Home prices YoY: 14.2%
• Active inventory: 100
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,662 high
• Mortgage (P&I): −$943
• Tax from tax record: −$267 /mo · $3,205/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $28

Break-even live

Break-even rent $1,627

Max offer price $179,900

Occupancy floor 93%

Sensitivity live

Price	-10% $130	-5% $79	+0% $28	+5% $-23	+10% $-74
Rent	-10% $-104	-5% $-38	+0% $28	+5% $93	+10% $159
Rate	-1.0pp $118	-0.5pp $73	base $28	+0.5pp $-19	+1.0pp $-66

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5011 Sunshine Dr Fort Worth, TX	2.0	1.0	813	$1,515	$1.86	25d	1	0.04mi
5336 Cottey St Fort Worth, TX	3.0	2.0	1045	$1,699	$1.63	45d	1	0.41mi
2128 R. W. Bivens Ln Fort Worth, TX	3.0	2.0	1045	$1,615	$1.55	15d	1	0.42mi
3201 Mount Horum Way Fort Worth, TX	3.0	2.0	1045	$1,675	$1.60	0d	1	0.51mi
2500 S Edgewood Ter Fort Worth, TX	1.0–3.0	1.0–2.5	1123	$1,895	$1.69	3d	34	0.56mi
1804 Andrew Ave Fort Worth, TX	2.0	1.0	764	$1,395	$1.83	18d	1	0.67mi
1810 Wiseman Ave Fort Worth, TX	3.0	2.0	1000	$1,500	$1.50	45d	1	0.70mi
5055 Virgil St Fort Worth, TX	3.0	2.0	1089	$1,650	$1.52	25d	1	0.72mi
4220 Ramey Ave Fort Worth, TX	2.0	1.0	832	$1,680	$2.02	6d	1	0.87mi
3700 Radford Rd Fort Worth, TX	3.0	2.0	1124	$1,650	$1.47	25d	1	0.92mi
3700 Radford Rd Fort Worth, TX	3.0	2.0	1124	$1,650	$1.47	14d	1	0.92mi
4508 Wiman Dr Fort Worth, TX	3.0	2.0	1045	$1,564	$1.50	0d	1	0.96mi
3848 Waldorf St Fort Worth, TX	2.0	1.0	734	$1,195	$1.63	6d	1	1.03mi
3865 Stalcup Rd Fort Worth, TX	3.0	2.0	1090	$1,800	$1.65	0d	1	1.04mi
3983 Griggs Ct Fort Worth, TX	3.0	1.0	1062	$1,500	$1.41	0d	1	1.20mi
2701 Vogt St Fort Worth, TX	3.0	2.0	1090	$1,475	$1.35	15d	1	1.22mi
4336 Jana Dr Fort Worth, TX	3.0	1.0	1070	$1,650	$1.54	5d	1	1.26mi
3816 Avenue N Fort Worth, TX	3.0	1.0	1108	$1,550	$1.40	6d	1	1.28mi
5023 Vinson St Unit 5023 Fort Worth, TX	2.0	1.0	742	$1,175	$1.58	45d	1	1.29mi
3921 Avenue H Unit H Fort Worth, TX	3.0	2.0	1064	$1,550	$1.46	7d	1	1.34mi
3758 Donalee St Fort Worth, TX	3.0	1.0	720	$1,395	$1.94	45d	1	1.45mi
5913 Montague St Fort Worth, TX	3.0	2.0	1090	$1,549	$1.42	15d	1	1.46mi
501 S Edgewood Ter Fort Worth, TX	1.0–2.0	1.0–2.0	887	$1,575	$1.77	14d	10	1.46mi
5200 E Lancaster Ave Fort Worth, TX	1.0–2.0	1.0–2.0	799	$1,575	$1.97	0d	12	1.48mi

Listing history 30 events

1. 2026-06-21
   days on market $179,900 Active 66 DOM
2. 2026-06-18
   days on market $179,900 Active 63 DOM
3. 2026-06-17
   days on market $179,900 Active 62 DOM
4. 2026-06-16
   days on market $179,900 Active 61 DOM
5. 2026-06-15
   days on market $179,900 Active 60 DOM
6. 2026-06-13
   days on market $179,900 Active 58 DOM
7. 2026-06-10
   price $179,900 Active 54 DOM
8. 2026-06-09
   days on market $185,900 Active 54 DOM
9. 2026-06-08
   days on market $185,900 Active 53 DOM
10. 2026-06-07
    days on market $185,900 Active 52 DOM
11. 2026-06-04
    days on market $185,900 Active 49 DOM
12. 2026-06-03
    days on market $185,900 Active 48 DOM
13. 2026-06-02
    days on market $185,900 Active 47 DOM
14. 2026-06-01
    days on market $185,900 Active 46 DOM
15. 2026-05-31
    days on market $185,900 Active 45 DOM
16. 2026-05-19
    price $185,900 658-char remark

    Show marketing remark (658 chars)

    Remodel March and April 2026 including Roof. A MUST SEE! Charming Family Home, this spacious home offers 3 bedrooms, 1 bathroom. Enjoy plenty of room perfect for family or friends to gathering. The open-concept kitchen creates a warm, inviting space for cooking and connection, while generous storage throughout keeps everything organized. Step outside to a large, fenced backyard with a wooden privacy fence and wooden deck ideal for kids, pets, or outdoor entertaining. Perfectly situated close to dining, shopping, and parks, this home combines comfort, convenience, and location—making it an excellent choice for families looking for space to grow!

17. 2026-04-15
    listed $190,000 Active 658-char remark

    Show marketing remark (658 chars)

    Remodel March and April 2026 including Roof. A MUST SEE! Charming Family Home, this spacious home offers 3 bedrooms, 1 bathroom. Enjoy plenty of room perfect for family or friends to gathering. The open-concept kitchen creates a warm, inviting space for cooking and connection, while generous storage throughout keeps everything organized. Step outside to a large, fenced backyard with a wooden privacy fence and wooden deck ideal for kids, pets, or outdoor entertaining. Perfectly situated close to dining, shopping, and parks, this home combines comfort, convenience, and location—making it an excellent choice for families looking for space to grow!

18. 2025-10-30
    listed $180,000 Active
19. 2016-03-16
    soldstatus Sold
20. 2016-03-15
    soldstatus
21. 2016-03-04
    status Pending
22. 2016-03-01
    historical Active Option Contract
23. 2016-02-15
    price $49,900
24. 2016-02-15
    status Active
25. 2015-12-30
    historical Active Option Contract
26. 2015-12-30
    historical
27. 2015-12-23
    price $54,900
28. 2015-12-03
    listed $59,900 Active
29. 1996-04-29
    soldstatus
30. 1988-02-25
    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: $3,205 · $267/mo
• Projected year-2 tax: $3,292 · $274/mo
• Expected delta: +$87/yr (+$7/mo · 2.7%)

ⓘ 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 · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $19,947
• − Mortgage interest: −$10,077
• − Property taxes: −$3,205
• − Insurance: −$900
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$5,233
• Taxable loss: −$2,660
• Est. tax savings @ 24.0%: +$638
• After-tax cash flow: $971/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): 22,228
• Household income: $45,770
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 884.0

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% 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%

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

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

+210.4% since first listed

15 events — show timeline

• 2026-05-19 Price Changed $185,900 NTREIS
• 2026-04-15 Listed $190,000 NTREIS
• 2025-10-30 Listed $180,000 NTREIS
• 2016-03-16 Sold (MLS) — NTREIS
• 2016-03-15 Sold (Public Records) — Public Records
• 2016-03-04 Pending — NTREIS
• 2016-03-01 Contingent — NTREIS
• 2016-02-15 Price Changed $49,900 NTREIS
• 2016-02-15 Relisted — NTREIS
• 2015-12-30 Contingent — NTREIS
• 2015-12-30 Listing Removed — NTREIS
• 2015-12-23 Price Changed $54,900 NTREIS
• 2015-12-03 Listed $59,900 NTREIS
• 1996-04-29 Sold (Public Records) — Public Records
• 1988-02-25 Sold (Public Records) — Public Records

Property tax history

+9.8%/yr

Latest (2025): $3,205 · -2.4% YoY. Source: county tax records.