2518 McLemore Ave · Fort Worth, TX 76111

$164,900

2 bd · 1.0 ba · 964 sqft · SingleFamily public records · 17 Days on market

Built 1943 10,542 sqft lot $171/sqft · 27% below area Est $227k · 27% under ↓ 18% 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 +16.9/30.0
• ARV discount +15.0/15.0
• 1% rule +6.4/10.0
• DSCR +5.2/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

* * Investor’s Dream! Prime Location Near Downtown Fort Worth * * Excellent opportunity for investors or owner-occupants in one of Fort Worth’s fastest-growing areas. This * * move-in-ready * * home is all about location—just minutes from Downtown Fort Worth and close to Topgolf, Trinity River trails, Gateway Park, Coyote Drive-In, and a variety of dining, shopping, and entertainment options. The property offers quick access to major highways, making commuting throughout the DFW Metroplex easy and convenient. Situated on a generously sized lot with mature pecan trees, it provides strong long-term value and flexibility. Offered * * for sale * * , this property

Key facts

• Fresh renovations
• Large backyard
• Investor fixer-upper

Tags

• LARGE BACKYARD
• FRESH RENOVATIONS
• INVESTOR FIXER-UPPER
• MOVE IN READY

Property features AI

Exterior

• Home design: House
• Construction: 964 sq ft living area
• Exterior features: Lot approximately 10,542 sq ft

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $162k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.1% 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; 71 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 37% of the median local income ($60k/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 17 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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: property tax is 3.2% of price; built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,426 (1.5% below list)

Questions for the listing agent

1. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.14% ✓
• Cap rate: 7.08%
• Cash-on-cash: 2.80%
• DSCR: 1.12
• GRM: 7.3

CMA / ARV

• ARV (median comp): $227,324
• List price: $164,900
• Delta: -23.02%
• 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
2518 Mclemore Ave	0.00mi	2/1.0	964 (0%)	16mo	$179,900	$187	86
2333 Bird St	0.28mi	2/1.0	867 (-10%)	11mo	$209,900	$242	61
2309 Primrose Ave	0.59mi	3/1.0 (+1)	916 (-5%)	0mo	$160,000	$175	59
220 Blevins St	0.68mi	2/1.0	942 (-2%)	10mo	$159,000	$169	56
2504 Westbrook Ave	0.37mi	2/1.0	1,070 (+11%)	12mo	$239,900	$224	54
806 N Chandler Dr	0.37mi	2/1.0	1,028 (+7%)	20mo	$235,000	$229	54
601 Blevins St	0.52mi	2/2.0	1,056 (+10%)	6mo	$180,000	$170	51
2408 Bird St	0.24mi	3/2.0 (+1)	1,036 (+8%)	21mo	$254,900	$246	50
2617 Marigold Ave	0.64mi	3/1.5 (+1)	1,050 (+9%)	2mo	$249,950	$238	47
1109 N Riverside Dr	0.58mi	2/1.0	1,046 (+8%)	22mo	$200,000	$191	40
424 Colonial St	0.65mi	2/2.0	1,081 (+12%)	9mo	$148,000	$137	38
2820 Dell St	0.28mi	3/2.0 (+1)	1,100 (+14%)	24mo	$239,900	$218	35

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 · 0.45% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.47×
• Total profit: $-24,367
• Equity at exit: $24,587

10-year hold

• IRR: -12.7%
• Equity multiple: 0.35×
• Total profit: $-29,952
• Equity at exit: $14,258

Cash invested: $46,172 (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 76111

• Home prices YoY: -19.2%
• Rents YoY: 0.5%
• Active inventory: 71
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,873 high
• Mortgage (P&I): −$865
• Tax from tax record: −$439 /mo · $5,262/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $108

Break-even live

Break-even rent $1,737

Max offer price $164,900

Occupancy floor 89%

Sensitivity live

Price	-10% $201	-5% $155	+0% $108	+5% $61	+10% $15
Rent	-10% $-40	-5% $34	+0% $108	+5% $182	+10% $256
Rate	-1.0pp $191	-0.5pp $150	base $108	+0.5pp $65	+1.0pp $22

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2413 Race St Fort Worth, TX	2.0	1.0–2.0	849	$2,009	$2.37	1d	14	0.08mi
999 Scenic Hill Dr Fort Worth, TX	2.0	1.0–2.5	1077	$2,896	$2.69	0d	19	0.19mi
2900 Race St Fort Worth, TX	2.0	1.0–2.0	959	$1,750	$1.82	0d	20	0.27mi
2901 Race St Fort Worth, TX	1.0–2.0	1.0–2.0	869	$1,300	$1.50	8d	1	0.27mi
336 Oakhurst Scenic Dr Fort Worth, TX	2.0	1.0–2.0	939	$2,095	$2.23	1d	26	0.30mi
329 Blandin St Unit 1514811P Fort Worth, TX	1.0	1.0	699	$2,815	$4.03	5d	1	0.34mi
1401 Oakhurst Scenic Dr Fort Worth, TX	1.0	1.0	691	$1,194	$1.73	46d	1	0.78mi
1733 Greenfield Ave Fort Worth, TX	3.0	2.0	744	$1,495	$2.01	1d	1	0.81mi
3417 Clary Ave Fort Worth, TX	2.0	1.0	1057	$1,595	$1.51	16d	1	0.85mi
2001 E 4th St Fort Worth, TX	2.0	1.0–2.0	872	$2,724	$3.12	23d	42	0.91mi
2001 E 4th St Fort Worth, TX	2.0	1.0–2.0	872	$2,759	$3.16	1d	117	0.91mi
2001 E 4th St Unit 11006 Fort Worth, TX	1.0	1.0	584	$1,290	$2.21	46d	1	0.91mi
1852 E Northside Dr Unit 1867 Fort Worth, TX	1.0	1.0	691	$1,460	$2.11	0d	1	0.92mi
1852 E Northside Dr Unit 1867 Fort Worth, TX	1.0	1.0	691	$1,345	$1.95	17d	1	0.92mi
1852 E Northside Dr Unit 1894 Fort Worth, TX	1.0	1.0	594	$1,355	$2.28	0d	1	0.92mi
1852 E Northside Dr Unit 412 Fort Worth, TX	1.0	1.0	691	$1,340	$1.94	16d	1	0.92mi
1852 E Northside Dr Unit 1873 Fort Worth, TX	1.0	1.0	691	$1,305	$1.89	46d	1	0.92mi
1852 E Northside Dr Fort Worth, TX	2.0	2.0	1083	$2,055	$1.90	21d	1	0.93mi
1852 E Northside Dr Fort Worth, TX	1.0	1.0	691	$1,600	$2.32	46d	1	0.93mi
1852 E Northside Dr Fort Worth, TX	1.0	1.0	691	$1,700	$2.46	23d	1	0.93mi
2621 E 12th St Fort Worth, TX	2.0	1.0	975	$1,495	$1.53	24d	1	1.11mi
601 W Beach St Fort Worth, TX	3.0	1.0	961	$1,695	$1.76	23d	1	1.12mi
701 N Hampton St Fort Worth, TX	1.0–2.0	1.0–2.0	866	$2,351	$2.71	0d	24	1.13mi
2104 W Lotus Ave Fort Worth, TX	2.0	1.0	1039	$1,600	$1.54	8d	1	1.14mi
301 Nichols St Unit 316 Fort Worth, TX	1.0	1.0	780	$1,593	$2.04	0d	1	1.26mi
301 Nichols St Unit 316 Fort Worth, TX	1.0	1.0	780	$1,588	$2.04	17d	1	1.26mi
301 Nichols St Unit 412 Fort Worth, TX	1.0	1.0	780	$1,542	$1.98	15d	1	1.26mi
301 Nichols St Fort Worth, TX	2.0	1.0	610	$2,057	$3.37	8d	4	1.27mi
520 Samuels Ave Fort Worth, TX	3.0	1.0–2.0	1073	$1,951	$1.82	0d	13	1.28mi
769 Samuels Ave Fort Worth, TX	1.0–3.0	1.0–3.0	1113	$2,048	$1.84	1d	27	1.28mi
637 Samuels Ave Fort Worth, TX	1.0–2.0	1.0–2.0	1079	$2,544	$2.36	0d	16	1.32mi
100 Harding St Fort Worth, TX	2.0	1.0–2.0	869	$2,665	$3.06	1d	65	1.35mi
2211 Barbell Ln Fort Worth, TX	2.0	1.0	718	$1,295	$1.80	46d	1	1.41mi
701 E Bluff St Fort Worth, TX	2.0	1.0–2.5	957	$2,440	$2.55	0d	44	1.45mi

Listing history 26 events

1. 2026-06-21
   days on market $164,900 Active 17 DOM
2. 2026-06-18
   days on market $164,900 Active 14 DOM
3. 2026-06-17
   days on market $164,900 Active 13 DOM
4. 2026-06-16
   days on market $164,900 Active 12 DOM
5. 2026-06-15
   days on market $164,900 Active 11 DOM
6. 2026-06-13
   days on market $164,900 Active 9 DOM
7. 2026-06-09
   days on market $164,900 Active 5 DOM
8. 2026-06-08
   days on market $164,900 Active 4 DOM
9. 2026-06-07
   days on market $164,900 Active 3 DOM
10. 2026-06-04
    pricestatusdays on marketlisting id $164,900 Active 1 DOM
11. 2026-05-12
    historical
12. 2026-01-12
    listed $175,000 Active
13. 2025-07-19
    historical
14. 2025-04-20
    listed $185,000 Active
15. 2025-02-12
    soldstatus
16. 2025-02-07
    soldstatus Closed
17. 2025-01-24
    status Pending
18. 2025-01-20
    historical Active Option Contract
19. 2025-01-07
    status Active
20. 2024-11-04
    status Pending
21. 2024-10-25
    historical Active Option Contract
22. 2024-08-24
    price $179,900
23. 2024-08-02
    listed $199,900 Active
24. 2016-01-21
    soldstatus
25. 1996-04-23
    soldstatus
26. 1989-12-10
    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: $5,262 · $439/mo
• Projected year-2 tax: $5,262 · $439/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 · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,479
• − Mortgage interest: −$9,237
• − Property taxes: −$5,262
• − Insurance: −$824
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$4,797
• Taxable loss: −$1,239
• Est. tax savings @ 24.0%: +$297
• After-tax cash flow: $1,592/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): 20,989
• Household income: $60,194
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 616.0

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: Predominantly Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% White 24% Two or more races 24% Black 4% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 62%
• Common ancestry: Slovak 1%
• Foreign-born: 25% · Canada, Vietnam
• Languages at home: 45% English-only · Spanish 52% Other Asian/Pacific 1% Vietnamese 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: ▼ -74.75%
• Current HPI: 315.1072
• Rent YoY: ▲ 0.45%
• 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

-17.5% since first listed

17 events — show timeline

• 2026-06-04 Listed $164,900 ForSaleByOwner.com
• 2026-05-12 Listing Removed — NTREIS
• 2026-01-12 Listed $175,000 NTREIS
• 2025-07-19 Listing Removed — NTREIS
• 2025-04-20 Listed $185,000 NTREIS
• 2025-02-12 Sold (Public Records) — Public Records
• 2025-02-07 Sold (MLS) — NTREIS
• 2025-01-24 Pending — NTREIS
• 2025-01-20 Contingent — NTREIS
• 2025-01-07 Relisted — NTREIS
• 2024-11-04 Pending — NTREIS
• 2024-10-25 Contingent — NTREIS
• 2024-08-24 Price Changed $179,900 NTREIS
• 2024-08-02 Listed $199,900 NTREIS
• 2016-01-21 Sold (Public Records) — Public Records
• 1996-04-23 Sold (Public Records) — Public Records
• 1989-12-10 Sold (Public Records) — Public Records

Property tax history

+8.7%/yr

Latest (2025): $5,262 · -2.4% YoY. Source: county tax records.