4941 Gilbert Dr · Fort Worth, TX 76116

$144,900

3 bd · 1.0 ba · 754 sqft · SingleFamily public records · 14 Days on market

Built 1949 7,797 sqft lot Est $185k · 22% 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).

• Cash flow +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.8/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This cozy single-family home, built in 1949, offers approximately 754 square feet of living space on a generous 7,800-square-foot lot (approx. 0.18 acres) in the established Ridglea West Addition. Featuring 2 bedrooms and 1 bathroom, this one-story residence is ideal for first-time buyers, investors, or anyone seeking an affordable opportunity in a convenient west Fort Worth location. The back yard offers plenty of room for outdoor enjoyment, gardening, entertaining, or future expansion! Nestled in the Ridglea West neighborhood, known for its established, tree-lined streets and convenient access to Camp Bowie Boulevard, Southwest Boulevard, shopping, dining, and major highways (I-30 and Lo

Key facts

• 7,797 sq ft lot
• Garage
• Built 1949

Property features AI

Finance

• Other: Special listing conditions: Standard; Possession at closing/funding; Listing status: Active Under Contract
• Financial info: Listing accepts Cash and Conventional financing; Second mortgage: No
• HOA & community: No homeowners association

Exterior

• Parking: Detached carport with 1 covered space; Driveway; 2-car single door configuration; 1-car garage
• Security: No smart home features
• Utilities: City sewer; City water; Electricity available; Not in a municipal utility district
• Home design: Single family residence; One story; Property is not attached
• Construction: Built in 1949
• Exterior features: Lot under 0.5 acre; Approximately 0.179 acres; Subdivision: Ridglea West Add

Interior

• Kitchen: Electric range
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: No flooring information provided
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: No heating or cooling information provided
• Interior features: Eat-in kitchen; One living area; One dining area; 6 total rooms
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 8.4% 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: 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.
• Zoned schools: Lowery Road (math 13% / reading 24%, grade F, #3,759 of 4,322 statewide, top 88%, 486 students, 87% FRL).
• Market conditions: Rents rising (+1.8%/yr); 215 active listings in the ZIP; 32 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 33% of the median local income ($56k/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 $4k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• 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 $144,900

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.43%
• DSCR: 1.33
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $184,730
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4941 Gilbert Dr	0.00mi	2/1.0 (-1)	754 (0%)	0mo	$144,900	$192	95
7429 Culver Ave	0.18mi	2/1.0 (-1)	754 (0%)	1mo	$185,000	$245	86
4817 Marks Pl	0.29mi	2/1.0 (-1)	761 (+1%)	0mo	$135,000	$177	80
4945 Gilbert Dr	0.01mi	2/1.0 (-1)	822 (+9%)	3mo	$200,000	$243	77
5117 Pamela Dr	0.33mi	2/1.0 (-1)	760 (+1%)	7mo	$189,000	$249	72
4709 Mayfair St	0.31mi	3/2.0	744 (-1%)	8mo	$185,000	$249	72
4932 Royal Dr	0.19mi	2/1.0 (-1)	720 (-4%)	8mo	$149,900	$208	72
7433 Mohawk Ave	0.31mi	2/1.0 (-1)	761 (+1%)	9mo	$165,900	$218	72
4816 Marks Pl	0.27mi	2/1.0 (-1)	725 (-4%)	6mo	$185,000	$255	71
4501 Marks Pl	0.45mi	2/1.0 (-1)	747 (-1%)	9mo	$189,900	$254	65
4208 Fairfax St	0.54mi	2/1.0 (-1)	720 (-4%)	2mo	$187,000	$260	61
5061 Royal Dr	0.30mi	2/1.0 (-1)	820 (+9%)	9mo	$185,000	$226	59

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 · 1.77% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-9,377
• Equity at exit: $21,605

10-year hold

• IRR: 1.8%
• Equity multiple: 1.12×
• Total profit: $4,842
• Equity at exit: $12,528

Cash invested: $40,572 (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 76116

• Rents YoY: 1.8%
• Active inventory: 215
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,563 high
• Mortgage (P&I): −$760
• Tax from tax record: −$163 /mo · $1,958/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $251

Break-even live

Break-even rent $1,245

Max offer price $144,900

Occupancy floor 79%

Sensitivity live

Price	-10% $333	-5% $292	+0% $251	+5% $210	+10% $169
Rent	-10% $128	-5% $190	+0% $251	+5% $313	+10% $375
Rate	-1.0pp $324	-0.5pp $288	base $251	+0.5pp $214	+1.0pp $175

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5036 Gilbert Dr Fort Worth, TX	3.0	1.0	1074	$2,000	$1.86	45d	1	0.18mi
5016 Marks Pl Fort Worth, TX	3.0	1.0	1087	$1,750	$1.61	0d	1	0.22mi
4714 Old Benbrook Rd Fort Worth, TX	2.0	1.0	810	$1,375	$1.70	25d	1	0.24mi
4709 Mayfair St Fort Worth, TX	4.0	2.0	744	$1,895	$2.55	3d	1	0.32mi
4300 Old Benbrook Rd Fort Worth, TX	1.0–2.0	1.0–2.0	743	$1,300	$1.75	4d	12	0.45mi
4639 Williams Rd Unit 113 Benbrook, TX	2.0	2.0	925	$1,195	$1.29	16d	1	0.51mi
4639 Williams Rd Benbrook, TX	2.0	2.0	925	$1,195	$1.29	14d	1	0.51mi
4639 Williams Rd Benbrook, TX	2.0	2.0	925	$1,295	$1.40	0d	1	0.51mi
4100 Marks Pl Fort Worth, TX	3.0	1.0	1018	$1,695	$1.67	23d	1	0.73mi
7500 Chapin Rd Apt C Fort Worth, TX	2.0	1.5	1000	$1,200	$1.20	25d	1	1.00mi
7500 Chapin Rd Unit b 103 Fort Worth, TX	2.0	1.5	1000	$1,200	$1.20	45d	1	1.00mi
7504 Chapin Rd Unit B Fort Worth, TX	2.0	1.5	1075	$1,300	$1.21	45d	1	1.00mi
7604 Chapin Rd Unit C Fort Worth, TX	2.0	1.5	1095	$1,395	$1.27	4d	1	1.01mi
7604 Chapin Rd Unit C Fort Worth, TX	2.0	1.5	1095	$1,395	$1.27	45d	1	1.01mi
3741 Bonnie Dr Apt A Fort Worth, TX	2.0	1.5	1015	$1,175	$1.16	4d	1	1.03mi
3813 Coates Cir Fort Worth, TX	2.0	1.5	1065	$1,350	$1.27	20d	1	1.03mi
3736 Ramona Dr #200 Fort Worth, TX	2.0	1.5	1015	$1,125	$1.11	45d	1	1.03mi
3450 River Park Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1050	$2,024	$1.93	0d	20	1.09mi
3721 Marks Pl Fort Worth, TX	2.0	1.0	1050	$1,350	$1.29	25d	1	1.10mi
3451 River Park Dr Apt 2121 Fort Worth, TX	2.0	2.0	1024	$1,714	$1.67	0d	1	1.20mi
3451 River Park Dr Unit 3488 Fort Worth, TX	2.0	2.0	1088	$1,832	$1.68	45d	1	1.20mi
5836 Highland Park Dr Unit 2121 Fort Worth, TX	2.0	2.0	1046	$1,324	$1.27	0d	1	1.21mi
5836 Highland Park Dr Unit 5893 Fort Worth, TX	2.0	2.0	1046	$1,365	$1.30	45d	1	1.21mi
8601 Cook Ranch Rd Benbrook, TX	1.0–2.0	1.0–2.0	968	$2,741	$2.83	0d	7	1.30mi
3309 Riveroad Ct Fort Worth, TX	1.0–2.0	1.0–2.0	817	$1,504	$1.84	6d	30	1.31mi
3301 River Park Dr Unit 3338 Fort Worth, TX	2.0	2.0	1018	$1,378	$1.35	14d	1	1.36mi
3301 River Park Dr Unit 3358 Fort Worth, TX	2.0	2.0	965	$1,306	$1.35	0d	1	1.36mi
8889 Cook Ranch Rd Benbrook, TX	1.0–2.0	1.0–2.0	943	$2,101	$2.23	3d	13	1.40mi
5707 Bellaire Dr S Unit 2121 Benbrook, TX	2.0	2.0	863	$1,159	$1.34	0d	1	1.44mi
5707 Bellaire Dr S Unit 5764 Benbrook, TX	2.0	2.0	863	$1,169	$1.35	6d	1	1.44mi
3101 River Park Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1110	$1,905	$1.72	3d	32	1.44mi
5759 Cedar Creek Dr Benbrook, TX	2.0	2.0	980	$1,825	$1.86	25d	1	1.46mi

Listing history 2 events

1. 2026-05-15
   historical Active Option Contract
2. 2026-05-11
   listed $144,900 Active

ⓘ 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: $1,958 · $163/mo
• Projected year-2 tax: $2,652 · $221/mo
• Expected delta: +$694/yr (+$58/mo · 35.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,754
• − Mortgage interest: −$8,117
• − Property taxes: −$1,958
• − Insurance: −$724
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$4,215
• Taxable income: $739
• Est. tax owed @ 24.0%: −$177
• After-tax cash flow: $2,838/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): 49,856
• Household income: $56,187
• Rent vs Own: 63.3% rent · 36.7% own
• Severe rent burden: 4188.0

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 0.66)
• Race & ethnicity: White 48% Hispanic / Latino 27% Black 20% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 22% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 10% · Canada, China
• Languages at home: 79% English-only · Spanish 17% Other Indo-European 1% Chinese 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: ▼ -283.10%
• Current HPI: 282.3806
• Rent YoY: ▲ 1.77%
• 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

2 events — show timeline

• 2026-05-15 Contingent — NTREIS
• 2026-05-11 Listed $144,900 NTREIS

Property tax history

+4.5%/yr

Latest (2025): $1,958 · -2.4% YoY. Source: county tax records.