716 E Harvey Ave · Fort Worth, TX 76104

$160,000

3 bd · 2.0 ba · 1,348 sqft · SingleFamily public records · 247 Days on market

Built 1927 6,316 sqft lot $119/sqft · 41% below area Est $271k · 41% under ↓ 11% since listing

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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 +22.2/30.0
• ARV discount +15.0/15.0
• 1% rule +7.1/10.0
• DSCR +7.1/10.0
• 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

Great Location at 716 E Harvey in Fort Worth! This versatile 3-bedroom, 2-bathroom home offers plenty of space, functionality, and opportunity. Inside, you’ll find two living areas—one at the front entry and a large family room at the back, perfect for entertaining. The home also features two dining areas, a dedicated office nook next to the full-size laundry room, and generously sized bedrooms. One bedroom has been opened up for additional space but can easily be converted back into a private third bedroom with its own large walk-in closet. An additional built-in walk-in closet provides extra storage. Enjoy relaxing on the covered front porch or the covered back patio, both ideal for gatherings. The spacious backyard offers even more room for entertaining, along with a detached covered garage. Behind the garage, you’ll find a versatile auxiliary unit with water connection, making it a great guest space, workshop, or hobby area. A long driveway provides plenty of parking. Additional updates include a new water heater installed in 2021. Whether you’re looking for a move-in ready home, a renovation project to match your style, or a great investment property, this home is a fantastic opportunity. Don’t miss your chance to make 716 E Harvey yours! This will also make a great investment property as well!

Key facts

• Covered front porch
• Spacious backyard
• Two living areas

Tags

• TWO LIVING AREAS
• DEDICATED OFFICE NOOK
• COVERED FRONT PORCH
• COVERED BACK PATIO
• SPACIOUS BACKYARD
• DETACHED COVERED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 172 active listings in the ZIP; 40 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 38% of the median local income ($62k/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 247 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 247 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 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.21% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.01%
• DSCR: 1.31
• GRM: 6.9

CMA / ARV

• ARV (median comp): $270,712
• List price: $160,000
• Delta: -40.90%
• 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
933 E Ramsey Ave	0.34mi	3/1.5	1,275 (-5%)	1mo	$224,995	$176	72
2614 May St	0.64mi	3/2.0	1,344 (-0%)	1mo	$180,000	$134	69
847 E Powell Ave	0.16mi	4/2.0 (+1)	1,488 (+10%)	2mo	$250,000	$168	69
1028 E Jessamine St	0.46mi	3/2.0	1,198 (-11%)	3mo	$244,900	$204	58
1104 E Mulkey St	0.59mi	3/2.0	1,230 (-9%)	0mo	$210,000	$171	58
1402 Driess St	0.64mi	3/2.0	1,450 (+8%)	1mo	$295,000	$203	57
2250 Lipscomb St	0.70mi	2/2.0 (-1)	1,304 (-3%)	0mo	$399,900	$307	56
1006 E Allen Ave	0.54mi	3/2.0	1,504 (+12%)	1mo	$305,000	$203	54
1212 E Jessamine St	0.60mi	3/2.0	1,497 (+11%)	2mo	$250,000	$167	52
803 Hawthorne Ave	0.64mi	2/2.0 (-1)	1,447 (+7%)	3mo	$399,000	$276	50
504 E Robert St	0.41mi	4/3.0 (+1)	1,521 (+13%)	2mo	$252,900	$166	49
1804 Lipscomb St	0.74mi	3/2.0	1,538 (+14%)	0mo	$343,000	$223	42

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 · 0.05% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.67×
• Total profit: $-14,710
• Equity at exit: $23,857

10-year hold

• IRR: -5.0%
• Equity multiple: 0.72×
• Total profit: $-12,437
• Equity at exit: $13,834

Cash invested: $44,800 (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 76104

• Home prices YoY: -11.6%
• Rents YoY: 0.1%
• Active inventory: 172
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,940 high
• Mortgage (P&I): −$839
• Tax from tax record: −$365 /mo · $4,376/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $262

Break-even live

Break-even rent $1,608

Max offer price $160,000

Occupancy floor 82%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
642 E Harvey Ave Fort Worth, TX	4.0	2.0	1755	$2,099	$1.20	43d	1	0.06mi
823 E Arlington Ave Fort Worth, TX	4.0	2.5	1720	$2,350	$1.37	24d	1	0.21mi
1925 Saint Louis Ave Fort Worth, TX	3.0	1.0	1219	$1,695	$1.39	43d	1	0.39mi
1920 Saint Louis Ave Fort Worth, TX	4.0	3.0	1484	$1,745	$1.18	43d	1	0.42mi
1016 E Arlington Ave Unit C Fort Worth, TX	2.0	1.0	918	$995	$1.08	16d	1	0.42mi
1011 Marion Ave Fort Worth, TX	2.0	1.0	1000	$1,400	$1.40	43d	1	0.47mi
958 E Allen Ave Fort Worth, TX	3.0	3.0	1568	$4,300	$2.74	43d	1	0.52mi
1037 Colvin St Fort Worth, TX	2.0	1.0	1092	$1,500	$1.37	19d	1	0.62mi
1108 E Robert St Fort Worth, TX	3.0	1.0	1444	$1,825	$1.26	21d	1	0.62mi
1229 E Harvey Ave Fort Worth, TX	3.0	2.0	1684	$2,175	$1.29	5d	1	0.63mi
809 Glen Garden Dr Fort Worth, TX	2.0	1.0	959	$1,295	$1.35	2d	1	0.67mi
1310 Crawford St Fort Worth, TX	2.0	2.0	938	$1,393	$1.49	6d	1	0.69mi
1511 Illinois Ave Fort Worth, TX	4.0	2.0	1800	$2,500	$1.39	43d	1	0.69mi
1332 Driess St Fort Worth, TX	3.0	2.0	1565	$1,850	$1.18	17d	1	0.70mi
315 W Magnolia Ave Fort Worth, TX	2.0	1.0–2.0	827	$2,118	$2.56	2d	40	0.81mi
1327 E Baltimore Ave Fort Worth, TX	3.0	2.0	1426	$1,650	$1.16	24d	1	0.81mi
2837 Hemphill St Unit 203 Fort Worth, TX	2.0	2.0	1297	$1,875	$1.45	20d	1	0.88mi
2837 Hemphill St Unit 202 Fort Worth, TX	2.0	2.0	1297	$1,800	$1.39	20d	1	0.88mi
1057 E Oleander St Fort Worth, TX	3.0	2.5	1501	$2,435	$1.62	20d	1	0.93mi
1016 Bryan Ave Unit 102 Fort Worth, TX	2.0	2.5	1400	$2,500	$1.79	24d	1	0.95mi
1212 Lowden Cir Fort Worth, TX	2.0	1.0	890	$970	$1.09	43d	1	0.96mi
501 W Rosedale St Fort Worth, TX	1.0–2.0	1.0–2.0	795	$1,990	$2.50	2d	19	0.98mi
2901 Travis Ave Fort Worth, TX	1.0–2.0	1.0–2.0	975	$1,340	$1.37	24d	5	0.98mi
1429 E Robert St Fort Worth, TX	3.0	2.0	1050	$1,350	$1.29	21d	1	1.00mi
2932 Travis Ave Unit 2932 Fort Worth, TX	3.0	2.0	1600	$1,700	$1.06	20d	1	1.04mi
2920 Pima Ln Fort Worth, TX	3.0	2.5	1540	$1,800	$1.17	13d	1	1.05mi
2200 6th Ave Fort Worth, TX	3.0	3.0	1552	$2,650	$1.71	43d	1	1.08mi
1605 5th Ave Fort Worth, TX	2.0	2.0	1050	$1,495	$1.42	18d	1	1.10mi
1015 S Jennings Ave Unit 3121 Fort Worth, TX	3.0	2.0	1238	$1,656	$1.34	19d	1	1.10mi
1015 S Jennings Ave Unit 2121 Fort Worth, TX	2.0	2.0	986	$996	$1.01	2d	1	1.10mi
1015 S Jennings Ave Unit 1072 Fort Worth, TX	2.0	2.0	986	$1,269	$1.29	12d	1	1.10mi
1015 S Jennings Ave Unit 612 Fort Worth, TX	3.0	2.0	1238	$1,656	$1.34	2d	1	1.10mi
1015 S Jennings Ave Unit 1048 Fort Worth, TX	3.0	2.0	1238	$1,699	$1.37	43d	1	1.10mi
1017 E Humbolt St Fort Worth, TX	2.0	2.0	1400	$1,550	$1.11	43d	1	1.10mi
2101 Fairmount Ave Fort Worth, TX	3.0	2.5	1516	$3,200	$2.11	1d	1	1.12mi
1516 E Maddox Ave Fort Worth, TX	3.0	2.0	1485	$1,895	$1.28	21d	1	1.12mi
1608 E Robert St Fort Worth, TX	3.0	2.0	1028	$1,525	$1.48	6d	1	1.14mi
2812 Ryan Place Dr Fort Worth, TX	2.0	1.0	1234	$2,795	$2.26	17d	1	1.14mi
1001 W Rosedale St Fort Worth, TX	1.0–2.0	1.0–2.5	1090	$2,461	$2.26	3d	25	1.18mi
1718 E Powell Ave Fort Worth, TX	2.0	1.5	930	$1,655	$1.78	43d	1	1.18mi

Listing history 4 events

1. 2026-02-17
   price $160,000 1350-char remark

   Show marketing remark (1350 chars)

   Great Location at 716 E Harvey in Fort Worth! This versatile 3-bedroom, 2-bathroom home offers plenty of space, functionality, and opportunity. Inside, you’ll find two living areas—one at the front entry and a large family room at the back, perfect for entertaining. The home also features two dining areas, a dedicated office nook next to the full-size laundry room, and generously sized bedrooms. One bedroom has been opened up for additional space but can easily be converted back into a private third bedroom with its own large walk-in closet. An additional built-in walk-in closet provides extra storage. Enjoy relaxing on the covered front porch or the covered back patio, both ideal for gatherings. The spacious backyard offers even more room for entertaining, along with a detached covered garage. Behind the garage, you’ll find a versatile auxiliary unit with water connection, making it a great guest space, workshop, or hobby area. A long driveway provides plenty of parking. Additional updates include a new water heater installed in 2021. Whether you’re looking for a move-in ready home, a renovation project to match your style, or a great investment property, this home is a fantastic opportunity. Don’t miss your chance to make 716 E Harvey yours! This will also make a great investment property as well!

2. 2025-12-13
   status Active 1350-char remark

   Show marketing remark (1350 chars)

   Great Location at 716 E Harvey in Fort Worth! This versatile 3-bedroom, 2-bathroom home offers plenty of space, functionality, and opportunity. Inside, you’ll find two living areas—one at the front entry and a large family room at the back, perfect for entertaining. The home also features two dining areas, a dedicated office nook next to the full-size laundry room, and generously sized bedrooms. One bedroom has been opened up for additional space but can easily be converted back into a private third bedroom with its own large walk-in closet. An additional built-in walk-in closet provides extra storage. Enjoy relaxing on the covered front porch or the covered back patio, both ideal for gatherings. The spacious backyard offers even more room for entertaining, along with a detached covered garage. Behind the garage, you’ll find a versatile auxiliary unit with water connection, making it a great guest space, workshop, or hobby area. A long driveway provides plenty of parking. Additional updates include a new water heater installed in 2021. Whether you’re looking for a move-in ready home, a renovation project to match your style, or a great investment property, this home is a fantastic opportunity. Don’t miss your chance to make 716 E Harvey yours! This will also make a great investment property as well!

3. 2025-12-08
   status Pending 1350-char remark

   Show marketing remark (1350 chars)

   Great Location at 716 E Harvey in Fort Worth! This versatile 3-bedroom, 2-bathroom home offers plenty of space, functionality, and opportunity. Inside, you’ll find two living areas—one at the front entry and a large family room at the back, perfect for entertaining. The home also features two dining areas, a dedicated office nook next to the full-size laundry room, and generously sized bedrooms. One bedroom has been opened up for additional space but can easily be converted back into a private third bedroom with its own large walk-in closet. An additional built-in walk-in closet provides extra storage. Enjoy relaxing on the covered front porch or the covered back patio, both ideal for gatherings. The spacious backyard offers even more room for entertaining, along with a detached covered garage. Behind the garage, you’ll find a versatile auxiliary unit with water connection, making it a great guest space, workshop, or hobby area. A long driveway provides plenty of parking. Additional updates include a new water heater installed in 2021. Whether you’re looking for a move-in ready home, a renovation project to match your style, or a great investment property, this home is a fantastic opportunity. Don’t miss your chance to make 716 E Harvey yours! This will also make a great investment property as well!

4. 2025-09-18
   listed $179,000 Active 1350-char remark

   Show marketing remark (1350 chars)

   Great Location at 716 E Harvey in Fort Worth! This versatile 3-bedroom, 2-bathroom home offers plenty of space, functionality, and opportunity. Inside, you’ll find two living areas—one at the front entry and a large family room at the back, perfect for entertaining. The home also features two dining areas, a dedicated office nook next to the full-size laundry room, and generously sized bedrooms. One bedroom has been opened up for additional space but can easily be converted back into a private third bedroom with its own large walk-in closet. An additional built-in walk-in closet provides extra storage. Enjoy relaxing on the covered front porch or the covered back patio, both ideal for gatherings. The spacious backyard offers even more room for entertaining, along with a detached covered garage. Behind the garage, you’ll find a versatile auxiliary unit with water connection, making it a great guest space, workshop, or hobby area. A long driveway provides plenty of parking. Additional updates include a new water heater installed in 2021. Whether you’re looking for a move-in ready home, a renovation project to match your style, or a great investment property, this home is a fantastic opportunity. Don’t miss your chance to make 716 E Harvey yours! This will also make a great investment property as well!

ⓘ 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: $4,376 · $365/mo
• Projected year-2 tax: $4,376 · $365/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 8/10 Severe 7 d/yr ≥109°F today · 24 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: $23,275
• − Mortgage interest: −$8,962
• − Property taxes: −$4,376
• − Insurance: −$800
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$4,655
• Taxable income: $758
• Est. tax owed @ 24.0%: −$182
• After-tax cash flow: $2,960/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): 20,443
• Household income: $61,658
• Rent vs Own: 63.1% rent · 36.9% own
• Severe rent burden: 1060.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 45% Black 28% White 21% Two or more races 17% Asian 2%
• Hispanic origin (detail): Mexican 41% Cuban 1%
• Common ancestry: Lithuanian 1% Italian 1% Arab 1%
• Foreign-born: 21% · Canada, Vietnam, Philippines
• Languages at home: 58% English-only · Spanish 37% Arabic 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: ▼ -36.10%
• Current HPI: 276.383
• Rent YoY: ▬ 0.05%
• 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

-10.6% since first listed

4 events — show timeline

• 2026-02-17 Price Changed $160,000 NTREIS
• 2025-12-13 Relisted — NTREIS
• 2025-12-08 Pending — NTREIS
• 2025-09-18 Listed $179,000 NTREIS

Property tax history

+8.4%/yr

Latest (2025): $4,376 · -2.4% YoY. Source: county tax records.