5208 Carol Ave · Fort Worth, TX 76105

$189,800

3 bd · 1.0 ba · 1,230 sqft · SingleFamily public records · 133 Days on market

Built 2006 5,750 sqft lot $154/sqft · 16% below area Est $226k · 16% under

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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).

• ARV discount +14.7/15.0
• Cash flow +13.8/30.0
• Appreciation +10.0/10.0
• 1% rule +4.5/10.0
• DSCR +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

Charming 4 Bedroom 2 Bath home located in the heart of Fort Worth. Offering both comfort and convenience. Kitchen offers a breakfast bar adjacent to dining making it great for family gatherings. Large back yard for dogs and kids to run and play. Property is located close to shopping, parks and schools. Don't miss an opportunity to show this one.

Key facts

• Close to parks
• Close to schools
• Large back yard

Tags

• BREAKFAST BAR
• LARGE BACK YARD
• CLOSE TO SHOPPING
• CLOSE TO PARKS
• CLOSE TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $16 ($196/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 $181k (4.7% below list).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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: 99 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• At $1,808/mo this rent would consume 47% of the median local household income ($46k/yr) (locally 884% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k 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 $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,024 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.37%
• DSCR: 1.02
• GRM: 8.7

CMA / ARV

• ARV (median comp): $225,683
• List price: $189,800
• Delta: -15.90%
• 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
2413 Lena St	0.40mi	3/2.0	1,211 (-2%)	2mo	$249,000	$206	73
2515 Birdell Ct	0.13mi	3/2.0	1,397 (+14%)	1mo	$265,000	$190	67
2513 Birdell Ct	0.13mi	3/2.0	1,397 (+14%)	2mo	$268,500	$192	66
2204 Rw Bivens Ln	0.32mi	3/1.0	1,100 (-11%)	4mo	$75,000	$68	65
2801 Mount Horum Way	0.14mi	3/2.5	1,393 (+13%)	3mo	$275,000	$197	63
3716 Clotell Dr	0.68mi	3/2.0	1,218 (-1%)	1mo	$220,000	$181	62
5608 Burton Ave	0.59mi	3/2.0	1,156 (-6%)	2mo	$205,000	$177	57
5017 Cottey St	0.34mi	3/2.0	1,397 (+14%)	4mo	$268,500	$192	55
5013 Cottey St	0.34mi	3/2.0	1,397 (+14%)	4mo	$262,500	$188	54
1716 Birdell St	0.67mi	3/2.0	1,157 (-6%)	2mo	$231,000	$200	53
5030 Pinson St	0.37mi	3/2.0	1,397 (+14%)	4mo	$299,000	$214	53
5000 Reed St	0.69mi	4/2.0 (+1)	1,382 (+12%)	2mo	$242,000	$175	37

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: 24.6%
• Equity multiple: 2.97×
• Total profit: $104,501
• Equity at exit: $170,987

10-year hold

• IRR: 21.7%
• Equity multiple: 6.78×
• Total profit: $307,095
• Equity at exit: $368,740

Cash invested: $53,144 (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: 99
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,808 high
• Mortgage (P&I): −$995
• Tax from tax record: −$337 /mo · $4,050/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $16

Break-even live

Break-even rent $1,787

Max offer price $189,800

Occupancy floor 94%

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: $47,450
• Closing costs: $5,694
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5328 Carol Ave Fort Worth, TX	4.0	2.0	1230	$2,100	$1.71	43d	1	0.09mi
5336 Cottey St Fort Worth, TX	3.0	2.0	1045	$1,699	$1.63	43d	1	0.17mi
3201 Mount Horum Way Fort Worth, TX	3.0	2.0	1045	$1,699	$1.63	6d	1	0.26mi
5011 Sunshine Dr Fort Worth, TX	2.0	1.0	813	$1,515	$1.86	24d	1	0.32mi
2128 R. W. Bivens Ln Fort Worth, TX	3.0	2.0	1045	$1,615	$1.55	14d	1	0.37mi
5636 Lester Granger Dr Fort Worth, TX	3.0	2.0	1300	$1,495	$1.15	24d	1	0.56mi
1804 Andrew Ave Fort Worth, TX	2.0	1.0	764	$1,395	$1.83	17d	1	0.60mi
1810 Wiseman Ave Fort Worth, TX	3.0	2.0	1000	$1,500	$1.50	43d	1	0.60mi
4929 Willie St Fort Worth, TX	3.0	2.0	1386	$1,650	$1.19	4d	1	0.64mi
3700 Radford Rd Fort Worth, TX	3.0	2.0	1124	$1,650	$1.47	24d	1	0.65mi
3700 Radford Rd Fort Worth, TX	3.0	2.0	1124	$1,650	$1.47	12d	1	0.65mi
5055 Virgil St Fort Worth, TX	3.0	2.0	1089	$1,650	$1.52	24d	1	0.72mi
3848 Waldorf St Fort Worth, TX	2.0	1.0	734	$1,195	$1.63	5d	1	0.83mi
3865 Stalcup Rd Fort Worth, TX	3.0	2.0	1090	$1,814	$1.66	6d	1	0.85mi
2500 S Edgewood Ter Fort Worth, TX	1.0–3.0	1.0–2.5	1123	$1,895	$1.69	2d	34	0.86mi
1736 Ransom Ter Fort Worth, TX	3.0	2.0	1322	$1,850	$1.40	15d	1	0.95mi
4312 Lorin Ave Fort Worth, TX	4.0	2.0	1230	$2,000	$1.63	43d	1	1.00mi
4508 Wiman Dr Fort Worth, TX	3.0	2.0	1045	$1,580	$1.51	6d	1	1.13mi
5818 Grayson St Unit 5818 Fort Worth, TX	3.0	2.5	1400	$2,000	$1.43	18d	1	1.13mi
5820 Grayson St Fort Worth, TX	3.0	2.5	1417	$1,895	$1.34	43d	1	1.14mi
4220 Ramey Ave Fort Worth, TX	2.0	1.0	832	$1,680	$2.02	5d	1	1.16mi
5913 Montague St Fort Worth, TX	3.0	2.0	1090	$1,549	$1.42	14d	1	1.21mi
4217 Wilhelm St Fort Worth, TX	3.0	2.0	1380	$1,650	$1.20	43d	1	1.32mi
5908 Oakdale Dr Fort Worth, TX	3.0	2.0	1090	$1,475	$1.35	6d	1	1.37mi
4336 Jana Dr Fort Worth, TX	3.0	1.0	1070	$1,650	$1.54	4d	1	1.38mi
5023 Vinson St Unit 5023 Fort Worth, TX	2.0	1.0	742	$1,175	$1.58	43d	1	1.39mi
5910 Wilkes Dr Fort Worth, TX	3.0	2.0	872	$1,445	$1.66	6d	1	1.45mi
5912 Wilkes Dr Fort Worth, TX	3.0	2.0	872	$1,499	$1.72	43d	1	1.48mi

Listing history 27 events

1. 2026-06-18
   days on market $189,800 Active 133 DOM
2. 2026-06-17
   days on market $189,800 Active 132 DOM
3. 2026-06-16
   days on market $189,800 Active 131 DOM
4. 2026-06-15
   days on market $189,800 Active 130 DOM
5. 2026-06-13
   days on market $189,800 Active 128 DOM
6. 2026-06-09
   days on market $189,800 Active 124 DOM
7. 2026-06-08
   days on market $189,800 Active 123 DOM
8. 2026-06-07
   pricedays on market $189,800 Active 122 DOM
9. 2026-06-04
   days on market $189,900 Active 119 DOM
10. 2026-06-03
    days on market $189,900 Active 118 DOM
11. 2026-06-02
    days on market $189,900 Active 117 DOM
12. 2026-06-02
    days on market $189,900 Active 116 DOM
13. 2026-05-31
    days on market $189,900 Active 115 DOM
14. 2026-05-07
    historical Active Option Contract 347-char remark

    Show marketing remark (347 chars)

    Charming 4 Bedroom 2 Bath home located in the heart of Fort Worth. Offering both comfort and convenience. Kitchen offers a breakfast bar adjacent to dining making it great for family gatherings. Large back yard for dogs and kids to run and play. Property is located close to shopping, parks and schools. Don't miss an opportunity to show this one.

15. 2026-03-28
    price $189,900 347-char remark

    Show marketing remark (347 chars)

    Charming 4 Bedroom 2 Bath home located in the heart of Fort Worth. Offering both comfort and convenience. Kitchen offers a breakfast bar adjacent to dining making it great for family gatherings. Large back yard for dogs and kids to run and play. Property is located close to shopping, parks and schools. Don't miss an opportunity to show this one.

16. 2026-02-19
    price $194,900 347-char remark

    Show marketing remark (347 chars)

    Charming 4 Bedroom 2 Bath home located in the heart of Fort Worth. Offering both comfort and convenience. Kitchen offers a breakfast bar adjacent to dining making it great for family gatherings. Large back yard for dogs and kids to run and play. Property is located close to shopping, parks and schools. Don't miss an opportunity to show this one.

17. 2026-02-04
    listed $199,900 Active 347-char remark

    Show marketing remark (347 chars)

    Charming 4 Bedroom 2 Bath home located in the heart of Fort Worth. Offering both comfort and convenience. Kitchen offers a breakfast bar adjacent to dining making it great for family gatherings. Large back yard for dogs and kids to run and play. Property is located close to shopping, parks and schools. Don't miss an opportunity to show this one.

18. 2026-01-31
    historical
19. 2025-11-09
    listed $199,900 Active
20. 2024-10-01
    status Active
21. 2024-09-30
    historical
22. 2024-07-24
    price $199,900
23. 2024-07-12
    listed $219,900 Active
24. 2009-05-26
    soldstatus
25. 2009-05-14
    historical
26. 2009-03-18
    listed $35,900
27. 2006-06-02
    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: $4,050 · $337/mo
• Projected year-2 tax: $4,050 · $337/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 ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $21,695
• − Mortgage interest: −$10,632
• − Property taxes: −$4,050
• − Insurance: −$949
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − Depreciation: −$5,521
• Taxable loss: −$2,928
• Est. tax savings @ 24.0%: +$703
• After-tax cash flow: $899/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

+429.0% since first listed

14 events — show timeline

• 2026-05-07 Contingent — NTREIS
• 2026-03-28 Price Changed $189,900 NTREIS
• 2026-02-19 Price Changed $194,900 NTREIS
• 2026-02-04 Listed $199,900 NTREIS
• 2026-01-31 Listing Removed — NTREIS
• 2025-11-09 Listed $199,900 NTREIS
• 2024-10-01 Relisted — NTREIS
• 2024-09-30 Listing Removed — NTREIS
• 2024-07-24 Price Changed $199,900 NTREIS
• 2024-07-12 Listed $219,900 NTREIS
• 2009-05-26 Sold (MLS) — NTREIS
• 2009-05-14 Listing Removed — NTREIS
• 2009-03-18 Listed $35,900 NTREIS
• 2006-06-02 Sold (Public Records) — Public Records

Property tax history

+10.7%/yr

Latest (2025): $4,050 · -16.1% YoY. Source: county tax records.