4304 Ramey Ave · Fort Worth, TX 76105

$150,000

3 bd · 1.0 ba · 811 sqft · SingleFamily public records · 53 Days on market

Built 1951 5,662 sqft lot $185/sqft · 9% below area Est $193k · 22% under ↓ 44% since listing

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Why this score? — see what drove the B 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 +24.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.8/10.0
• 1% rule +6.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Investor Special – Priced to Move - High Upside Fix & Flip As-is 3 bed and 1 bath single-family home in an established Fort Worth neighborhood in Tarrant County, zoned to Fort Worth ISD. Sitting on a 0.13-acre lot, this is a prime value-add opportunity with strong upside potential Perfect for seasoned investors or flippers looking for their next project—bring your vision and maximize returns. Solid layout, desirable location, and plenty of room to increase ARV. Cash or hard money preferred. No repairs. No blind offers. Opportunities like this don’t last—submit your highest and best ASAP.

Key facts

• 0.13-acre lot
• 5,662 sq ft lot
• Built 1951

Tags

• ZONED TO FORT WORTH ISD
• 0.13-ACRE LOT

Property features AI

Finance

• Other: Property has agricultural and animal restrictions
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Electricity available; Sewer available; Not in a municipal utility district
• Home design: Single family residence; Residential property; Single-story
• Construction: Built in 1951
• Exterior features: Private yard; Gardens; Covered patio; Deck; Wood fencing

Interior

• Kitchen: Dishwasher; Microwave; Granite countertops
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom
• Interior features: Granite counters; One living area; One dining area; Total room count: 8; One level
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: S S Dillow El (math 16% / reading 17%, grade F, #3,946 of 4,322 statewide, top 92%, 398 students, 97% FRL) — zoned schools average 97% FRL vs 73% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 99 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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: 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.10% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.52%
• DSCR: 1.38
• GRM: 7.6

CMA / ARV

• ARV (median comp): $192,543
• List price: $150,000
• Delta: -22.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4328 Strong Ave	0.34mi	3/1.0	828 (+2%)	6mo	$125,000	$151	76
2709 S Edgewood Ter	0.24mi	3/1.0	783 (-4%)	19mo	$185,000	$236	67
2908 Langston St	0.54mi	3/1.0	780 (-4%)	8mo	$160,000	$205	62
3731 Ave Ave N	0.62mi	2/1.0 (-1)	832 (+3%)	1mo	$154,900	$186	61
4616 Strong Ave	0.40mi	2/1.0 (-1)	811 (0%)	20mo	$170,000	$210	59
3404 Griggs Ave	0.65mi	3/1.0	850 (+5%)	3mo	$215,000	$253	59
4928 Callahan St	0.63mi	3/1.0	768 (-5%)	12mo	$120,000	$156	52
3812 Burton Ave	0.67mi	2/1.0 (-1)	832 (+3%)	12mo	$179,900	$216	50
3417 Pate Dr	0.65mi	2/1.0 (-1)	768 (-5%)	12mo	$150,000	$195	46
1604 Lindsey St	0.64mi	2/2.0 (-1)	820 (+1%)	23mo	$169,000	$206	40
3901 E Berry St	0.71mi	2/1.0 (-1)	832 (+3%)	23mo	$120,000	$144	38

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: 30.5%
• Equity multiple: 3.40×
• Total profit: $100,679
• Equity at exit: $135,132

10-year hold

• IRR: 26.4%
• Equity multiple: 7.70×
• Total profit: $281,561
• Equity at exit: $291,417

Cash invested: $42,000 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,644 high
• Mortgage (P&I): −$787
• Tax from tax record: −$151 /mo · $1,817/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $298

Break-even live

Break-even rent $1,267

Max offer price $150,000

Occupancy floor 77%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4220 Ramey Ave Fort Worth, TX	2.0	1.0	832	$1,680	$2.02	5d	1	0.16mi
2500 S Edgewood Ter Fort Worth, TX	1.0–3.0	1.0–2.5	1123	$1,895	$1.69	2d	34	0.16mi
2701 Vogt St Fort Worth, TX	3.0	2.0	1090	$1,475	$1.35	14d	1	0.53mi
3816 Avenue N Fort Worth, TX	3.0	1.0	1108	$1,550	$1.40	5d	1	0.57mi
5011 Sunshine Dr Fort Worth, TX	2.0	1.0	813	$1,515	$1.86	24d	1	0.69mi
3921 Avenue H Unit H Fort Worth, TX	3.0	2.0	1064	$1,550	$1.46	6d	1	0.71mi
3536 S Littlejohn Ave Unit B Fort Worth, TX	2.0	1.0	762	$1,050	$1.38	44d	1	0.85mi
4508 Wiman Dr Fort Worth, TX	3.0	2.0	1045	$1,580	$1.51	6d	1	0.89mi
3421 Bright St Unit 3421 Fort Worth, TX	3.0	1.0	900	$1,375	$1.53	44d	1	0.96mi
2128 R. W. Bivens Ln Fort Worth, TX	3.0	2.0	1045	$1,615	$1.55	14d	1	1.01mi
3758 Donalee St Fort Worth, TX	3.0	1.0	720	$1,395	$1.94	44d	1	1.05mi
912 Clairemont Ave Fort Worth, TX	2.0	1.0	936	$1,300	$1.39	44d	1	1.08mi
5055 Virgil St Fort Worth, TX	3.0	2.0	1089	$1,650	$1.52	24d	1	1.10mi
5336 Cottey St Fort Worth, TX	3.0	2.0	1045	$1,699	$1.63	44d	1	1.11mi
1804 Andrew Ave Fort Worth, TX	2.0	1.0	764	$1,395	$1.83	17d	1	1.19mi
3201 Mount Horum Way Fort Worth, TX	3.0	2.0	1045	$1,699	$1.63	6d	1	1.19mi
3211 Bideker Ave Fort Worth, TX	2.0	1.0	844	$1,649	$1.95	44d	1	1.20mi
4336 Jana Dr Fort Worth, TX	3.0	1.0	1070	$1,650	$1.54	4d	1	1.22mi
3302 Avenue H Unit 3300 Fort Worth, TX	2.0	1.0	1050	$1,150	$1.10	44d	1	1.22mi
3300 Avenue H Fort Worth, TX	2.0	1.0	1050	$1,150	$1.10	44d	1	1.22mi
1810 Wiseman Ave Fort Worth, TX	3.0	2.0	1000	$1,500	$1.50	44d	1	1.24mi
718 S Perkins St Unit B Fort Worth, TX	2.0	1.0	700	$950	$1.36	44d	1	1.27mi
3114 Avenue L Unit 3114 Fort Worth, TX	3.0	1.5	860	$1,350	$1.57	44d	1	1.28mi
501 S Edgewood Ter Fort Worth, TX	1.0–2.0	1.0–2.0	887	$1,575	$1.77	13d	10	1.32mi
5023 Vinson St Unit 5023 Fort Worth, TX	2.0	1.0	742	$1,175	$1.58	44d	1	1.36mi
3100 Avenue G Unit G Fort Worth, TX	2.0	1.0	1000	$850	$0.85	13d	1	1.41mi
3100 Avenue G Unit 200 Fort Worth, TX	2.0	1.0	1000	$750	$0.75	13d	1	1.41mi
2825 Bideker Ave Fort Worth, TX	3.0	1.0	900	$1,500	$1.67	24d	1	1.48mi
4761 E Lancaster Ave Fort Worth, TX	2.0	1.0	714	$1,500	$2.10	2d	9	1.49mi

Listing history 26 events

1. 2026-06-18
   days on market $150,000 Active 53 DOM
2. 2026-06-17
   days on market $150,000 Active 52 DOM
3. 2026-06-16
   days on market $150,000 Active 51 DOM
4. 2026-06-15
   days on market $150,000 Active 50 DOM
5. 2026-06-13
   days on market $150,000 Active 48 DOM
6. 2026-06-09
   days on market $150,000 Active 44 DOM
7. 2026-06-08
   days on market $150,000 Active 43 DOM
8. 2026-06-07
   days on market $150,000 Active 42 DOM
9. 2026-06-04
   days on market $150,000 Active 39 DOM
10. 2026-06-03
    days on market $150,000 Active 38 DOM
11. 2026-06-02
    days on market $150,000 Active 37 DOM
12. 2026-06-01
    days on market $150,000 Active 36 DOM
13. 2026-05-31
    days on market $150,000 Active 35 DOM
14. 2026-04-26
    listed $150,000 Active 629-char remark
15. 2025-11-11
    historical
16. 2025-09-12
    price $139,000
17. 2025-06-11
    price $149,000
18. 2024-12-20
    price $169,000
19. 2024-11-14
    listed $179,000 Active
20. 2023-09-11
    historical
21. 2023-06-07
    price $259,000
22. 2023-05-21
    listed $269,000 Active
23. 2021-08-31
    soldstatus
24. 2021-06-24
    soldstatus
25. 2009-07-30
    soldstatus
26. 1983-06-27
    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: $1,817 · $151/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$928/yr (+$77/mo · 51.1%)

ⓘ 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,725
• − Mortgage interest: −$8,402
• − Property taxes: −$1,817
• − Insurance: −$750
• − Repairs & maintenance: −$1,578
• − Management: −$1,578
• − Depreciation: −$4,364
• Taxable income: $1,236
• Est. tax owed @ 24.0%: −$297
• After-tax cash flow: $3,280/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

-44.2% since first listed

13 events — show timeline

• 2026-04-26 Listed $150,000 NTREIS
• 2025-11-11 Listing Removed — NTREIS
• 2025-09-12 Price Changed $139,000 NTREIS
• 2025-06-11 Price Changed $149,000 NTREIS
• 2024-12-20 Price Changed $169,000 NTREIS
• 2024-11-14 Listed $179,000 NTREIS
• 2023-09-11 Listing Removed — NTREIS
• 2023-06-07 Price Changed $259,000 NTREIS
• 2023-05-21 Listed $269,000 NTREIS
• 2021-08-31 Sold (Public Records) — Public Records
• 2021-06-24 Sold (Public Records) — Public Records
• 2009-07-30 Sold (Public Records) — Public Records
• 1983-06-27 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,817 · -2.4% YoY. Source: county tax records.