1809 Birdell St · Fort Worth, TX 76105

$179,900

3 bd · 1.0 ba · 968 sqft · SingleFamily public records · 43 Days on market

Built 1950 6,490 sqft lot $186/sqft · 7% below area Est $193k · 7% 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 +13.5/30.0
• ARV discount +10.7/15.0
• Appreciation +10.0/10.0
• 1% rule +4.1/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

DON'T MISS OUT ON THIS GREAT INVESTMENT OPPORTUNITY! LARGE LOT, CENTRALLY LOCATED, NEW CABINETRY, NEW ELECTRICAL FIXTURES, CENTRAL HVAC, FRESH PAINT, IN NEED OF SOME REMANING FINISH OUT- DON'T MISS OUT, VIEW TODAY!

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

Property features AI

Finance

• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing; No second mortgage reported
• HOA & community: No association

Exterior

• Parking: Inside entrance (covered parking not specified)
• Utilities: City water; City sewer; Electricity connected
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1950; Siding exterior; Composition/shingle roof; Pillar/post/pier foundation
• Exterior features: Chain link fence; Utilities easement; Less than 0.5 acre lot (approximately 0.1490 acres)

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Tile countertops; One living area and one dining area; 5 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $8 ($99/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 $164k (8.7% below list).
• Recommended offer: $164k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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: Christene C Moss El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 291 students, 99% FRL) — zoned schools average 99% FRL vs 73% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 99 active listings in the ZIP; 20 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).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% 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 $164,277 (8.7% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 0.91% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.20%
• DSCR: 1.01
• GRM: 9.1

CMA / ARV

• ARV (median comp): $193,465
• List price: $179,900
• Delta: -7.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5524 Truman Dr	0.25mi	3/2.0	999 (+3%)	4mo	$216,000	$216	76
2013 Birdell St	0.10mi	3/2.0	896 (-7%)	4mo	$174,900	$195	75
1804 Wiseman Ave	0.09mi	3/1.0	876 (-10%)	6mo	$124,900	$143	75
2213 Dillard St	0.26mi	3/2.0	1,042 (+8%)	4mo	$224,900	$216	68
2204 Rw Bivens Ln	0.27mi	3/1.0	1,100 (+14%)	4mo	$75,000	$68	62
5513 Cottey St	0.75mi	3/1.0	960 (-1%)	3mo	$165,000	$172	61
2108 Rw Bivens Ln	0.18mi	3/2.0	1,088 (+12%)	8mo	$205,000	$188	60
2001 Edmonia Ct	0.52mi	2/2.0 (-1)	1,018 (+5%)	3mo	$129,000	$127	56
5629 Wainwright Dr	0.47mi	2/1.0 (-1)	856 (-12%)	4mo	$130,000	$152	51
5636 Lester Granger Dr	0.54mi	2/1.0 (-1)	1,052 (+9%)	8mo	$170,000	$162	49
4813 Chapman St	0.62mi	3/2.0	1,046 (+8%)	6mo	$210,000	$201	48
5536 Alter Dr	0.74mi	4/2.0 (+1)	1,037 (+7%)	7mo	$220,000	$212	39

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: 24.4%
• Equity multiple: 2.96×
• Total profit: $98,556
• Equity at exit: $162,068

10-year hold

• IRR: 21.6%
• Equity multiple: 6.76×
• Total profit: $289,925
• Equity at exit: $349,506

Cash invested: $50,372 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,643 high
• Mortgage (P&I): −$943
• Tax from tax record: −$271 /mo · $3,254/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $8

Break-even live

Break-even rent $1,632

Max offer price $179,900

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1804 Andrew Ave Fort Worth, TX	2.0	1.0	764	$1,395	$1.83	17d	1	0.04mi
1810 Wiseman Ave Fort Worth, TX	3.0	2.0	1000	$1,500	$1.50	43d	1	0.08mi
2128 R. W. Bivens Ln Fort Worth, TX	3.0	2.0	1045	$1,615	$1.55	14d	1	0.21mi
5011 Sunshine Dr Fort Worth, TX	2.0	1.0	813	$1,515	$1.86	24d	1	0.62mi
5336 Cottey St Fort Worth, TX	3.0	2.0	1045	$1,699	$1.63	43d	1	0.71mi
3201 Mount Horum Way Fort Worth, TX	3.0	2.0	1045	$1,699	$1.63	6d	1	0.78mi
5023 Vinson St Unit 5023 Fort Worth, TX	2.0	1.0	742	$1,175	$1.58	43d	1	0.89mi
5200 E Lancaster Ave Fort Worth, TX	1.0–2.0	1.0–2.0	799	$1,575	$1.97	2d	14	1.00mi
2500 S Edgewood Ter Fort Worth, TX	1.0–3.0	1.0–2.5	1123	$1,895	$1.69	2d	34	1.02mi
3700 Radford Rd Fort Worth, TX	3.0	2.0	1124	$1,650	$1.47	24d	1	1.08mi
3700 Radford Rd Fort Worth, TX	3.0	2.0	1124	$1,650	$1.47	13d	1	1.08mi
4909 E Lancaster Ave Fort Worth, TX	1.0–3.0	1.0–2.0	958	$2,225	$2.32	3d	12	1.20mi
501 S Edgewood Ter Fort Worth, TX	1.0–2.0	1.0–2.0	887	$1,575	$1.77	13d	10	1.21mi
4761 E Lancaster Ave Fort Worth, TX	2.0	1.0	714	$1,500	$2.10	2d	9	1.23mi
5055 Virgil St Fort Worth, TX	3.0	2.0	1089	$1,650	$1.52	24d	1	1.27mi
4220 Ramey Ave Fort Worth, TX	2.0	1.0	832	$1,680	$2.02	5d	1	1.31mi
3848 Waldorf St Fort Worth, TX	2.0	1.0	734	$1,195	$1.63	5d	1	1.34mi
3865 Stalcup Rd Fort Worth, TX	3.0	2.0	1090	$1,814	$1.66	6d	1	1.37mi
2521 Putnam St Fort Worth, TX	3.0	1.5	1105	$1,750	$1.58	43d	1	1.38mi
5720 Meadowbrook Dr Unit 202 Fort Worth, TX	2.0	2.0	919	$1,350	$1.47	43d	1	1.43mi

Listing history 40 events

1. 2026-06-18
   days on market $179,900 Active 43 DOM
2. 2026-06-17
   days on market $179,900 Active 42 DOM
3. 2026-06-16
   days on market $179,900 Active 41 DOM
4. 2026-06-15
   days on market $179,900 Active 40 DOM
5. 2026-06-13
   days on market $179,900 Active 38 DOM
6. 2026-06-09
   days on market $179,900 Active 34 DOM
7. 2026-06-08
   pricedays on market $179,900 Active 33 DOM
8. 2026-06-07
   days on market $182,500 Active 32 DOM
9. 2026-06-04
   days on market $182,500 Active 29 DOM
10. 2026-06-03
    days on market $182,500 Active 28 DOM
11. 2026-06-02
    days on market $182,500 Active 27 DOM
12. 2026-06-01
    days on market $182,500 Active 26 DOM
13. 2026-05-31
    days on market $182,500 Active 25 DOM
14. 2026-05-05
    listed $195,000 Active 347-char remark
15. 2019-10-24
    soldstatus
16. 2016-08-12
    soldstatus
17. 2012-05-31
    historical
18. 2012-02-15
    historical Active Contingent
19. 2012-01-31
    price $12,900
20. 2011-09-28
    price $15,900 Active
21. 2011-09-28
    status Active
22. 2011-08-18
    status Pending
23. 2011-08-10
    historical Active Option Contract
24. 2011-07-13
    price $13,900
25. 2011-06-30
    price $15,900
26. 2011-05-10
    price $14,900
27. 2011-05-04
    price $10,900
28. 2011-04-29
    price $14,900
29. 2011-04-26
    listed $19,900 Active
30. 2006-12-28
    soldstatus
31. 2006-10-30
    soldstatus
32. 2006-10-20
    soldstatus

    Show marketing remark (214 chars)

    DON'T MISS OUT ON THIS GREAT INVESTMENT OPPORTUNITY! LARGE LOT, CENTRALLY LOCATED, NEW CABINETRY, NEW ELECTRICAL FIXTURES, CENTRAL HVAC, FRESH PAINT, IN NEED OF SOME REMANING FINISH OUT- DON'T MISS OUT, VIEW TODAY!

33. 2006-10-02
    historical

    Show marketing remark (214 chars)

    DON'T MISS OUT ON THIS GREAT INVESTMENT OPPORTUNITY! LARGE LOT, CENTRALLY LOCATED, NEW CABINETRY, NEW ELECTRICAL FIXTURES, CENTRAL HVAC, FRESH PAINT, IN NEED OF SOME REMANING FINISH OUT- DON'T MISS OUT, VIEW TODAY!

34. 2006-07-11
    listed $19,900

    Show marketing remark (214 chars)

    DON'T MISS OUT ON THIS GREAT INVESTMENT OPPORTUNITY! LARGE LOT, CENTRALLY LOCATED, NEW CABINETRY, NEW ELECTRICAL FIXTURES, CENTRAL HVAC, FRESH PAINT, IN NEED OF SOME REMANING FINISH OUT- DON'T MISS OUT, VIEW TODAY!

35. 2005-08-29
    soldstatus
36. 2005-07-01
    soldstatus
37. 2004-10-04
    soldstatus
38. 2004-09-30
    soldstatus
39. 2004-09-23
    historical
40. 2004-07-06
    listed $20,159

ⓘ 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: $3,254 · $271/mo
• Projected year-2 tax: $3,292 · $274/mo
• Expected delta: +$38/yr (+$3/mo · 1.2%)

ⓘ 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 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: $19,713
• − Mortgage interest: −$10,077
• − Property taxes: −$3,254
• − Insurance: −$900
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$5,233
• Taxable loss: −$2,905
• Est. tax savings @ 24.0%: +$697
• After-tax cash flow: $796/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

+792.4% since first listed

31 events — show timeline

• 2026-06-08 Price Changed $179,900 NTREIS
• 2026-05-29 Price Changed $182,500 NTREIS
• 2026-05-23 Price Changed $185,500 NTREIS
• 2026-05-19 Price Changed $192,500 NTREIS
• 2026-05-05 Listed $195,000 NTREIS
• 2019-10-24 Sold (Public Records) — Public Records
• 2016-08-12 Sold (Public Records) — Public Records
• 2012-05-31 Listing Removed — NTREIS
• 2012-02-15 Contingent — NTREIS
• 2012-01-31 Price Changed $12,900 NTREIS
• 2011-09-28 Relisted — NTREIS
• 2011-09-28 Price Changed $15,900 NTREIS
• 2011-08-18 Pending — NTREIS
• 2011-08-10 Contingent — NTREIS
• 2011-07-13 Price Changed $13,900 NTREIS
• 2011-06-30 Price Changed $15,900 NTREIS
• 2011-05-10 Price Changed $14,900 NTREIS
• 2011-05-04 Price Changed $10,900 NTREIS
• 2011-04-29 Price Changed $14,900 NTREIS
• 2011-04-26 Listed $19,900 NTREIS
• 2006-12-28 Sold (Public Records) — Public Records
• 2006-10-30 Sold (Public Records) — Public Records
• 2006-10-20 Sold (MLS) — NTREIS
• 2006-10-02 Listing Removed — NTREIS
• 2006-07-11 Listed $19,900 NTREIS
• 2005-08-29 Sold (Public Records) — Public Records
• 2005-07-01 Sold (Public Records) — Public Records
• 2004-10-04 Sold (Public Records) — Public Records
• 2004-09-30 Sold (MLS) — NTREIS
• 2004-09-23 Listing Removed — NTREIS
• 2004-07-06 Listed $20,159 NTREIS

Property tax history

+8.9%/yr

Latest (2025): $3,254 · -2.4% YoY. Source: county tax records.