3004 Haynie St · Fort Worth, TX 76112

$135,000

2 bd · 1.0 ba · 1,018 sqft · SingleFamily public records · 14 Days on market

Built 1975 $133/sqft · 20% below area Est $170k · 20% under ↓ 7% 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 +15.4/30.0
• ARV discount +15.0/15.0
• 1% rule +6.0/10.0
• DSCR +4.7/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home with great curb appeal. Beautifully landscaped with large trees in the front. Quick access to Interstate 820 and close to I30. The garage is oversized with a large loft for storage and includes a built in workshop and separate storage room. The home includes washer, dryer, microwave, refrigerator and freezer and is within walking distance to McClung middle school. Home needs some TLC but has great potential.

Key facts

• Additional workspace
• Functional layout
• Built 1975

Tags

• FUNCTIONAL LAYOUT
• OVERSIZED DETACHED GARAGE
• ADDITIONAL WORKSPACE
• EASY ACCESS TO LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $53 ($635/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 6.8% 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 soft (-0.4%/yr); 169 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 31% of the median local income ($58k/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 $933 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: property tax is 3.2% of price.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1975 — 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: 1.10% ✓
• Cap rate: 6.76%
• Cash-on-cash: 1.68%
• DSCR: 1.07
• GRM: 7.6

CMA / ARV

• ARV (median comp): $169,723
• List price: $135,000
• Delta: -20.46%
• 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
2820 Forest Ave	0.25mi	2/1.0	989 (-3%)	5mo	$205,000	$207	79
6720 Craig St	0.37mi	3/1.0 (+1)	1,028 (+1%)	4mo	$207,000	$201	72
3114 Chilton St	0.46mi	2/1.0	956 (-6%)	2mo	$185,000	$194	67
2837 Meaders Ave	0.56mi	2/1.0	974 (-4%)	5mo	$170,000	$175	63
6517 Oak Forest Ct	0.62mi	2/2.0	1,046 (+3%)	3mo	$185,000	$177	60
2616 Putnam St	0.63mi	2/1.0	896 (-12%)	2mo	$179,000	$200	49
2837 Hunter St	0.49mi	2/1.0	876 (-14%)	7mo	$200,000	$228	48
2408 Forest Ave	0.63mi	2/1.0	1,151 (+13%)	2mo	$189,999	$165	47
5901 Greenlee St	0.62mi	3/2.0 (+1)	1,118 (+10%)	1mo	$99,817	$89	44
6928 Van Natta Ln	0.75mi	3/2.0 (+1)	1,089 (+7%)	4mo	$175,000	$161	41
2725 Halbert St	0.49mi	3/2.5 (+1)	1,156 (+14%)	4mo	$230,000	$199	40
5620 Hiett Ct	0.70mi	3/2.0 (+1)	1,130 (+11%)	1mo	$215,000	$190	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.40×
• Total profit: $-22,717
• Equity at exit: $20,129

10-year hold

• IRR: -18.5%
• Equity multiple: 0.16×
• Total profit: $-31,688
• Equity at exit: $11,672

Cash invested: $37,800 (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 76112

• Home prices YoY: -32.0%
• Rents YoY: -0.4%
• Active inventory: 169
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,483 high
• Mortgage (P&I): −$708
• Tax from tax record: −$355 /mo · $4,257/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $53

Break-even live

Break-even rent $1,416

Max offer price $135,000

Occupancy floor 91%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3121 Lumber St Fort Worth, TX	3.0	2.5	1254	$2,000	$1.59	3d	1	0.33mi
6029 Plants Ave Fort Worth, TX	3.0	2.0	1200	$1,400	$1.17	24d	1	0.35mi
2829 Handley Dr Unit 2831 Fort Worth, TX	1.0	1.0	720	$900	$1.25	43d	1	0.36mi
2913 Hunter St Fort Worth, TX	2.0	1.0	1000	$1,595	$1.59	18d	1	0.42mi
6816 Church St Fort Worth, TX	3.0	1.0	1154	$1,700	$1.47	6d	1	0.42mi
6800 Beaty St Fort Worth, TX	3.0	2.0	1465	$1,925	$1.31	6d	1	0.53mi
6617 Greenlee St Fort Worth, TX	2.0	1.0	1050	$1,499	$1.43	20d	1	0.56mi
2708 Hunter St Fort Worth, TX	2.0	1.0	987	$1,550	$1.57	24d	1	0.59mi
2521 Putnam St Fort Worth, TX	3.0	1.5	1105	$1,750	$1.58	43d	1	0.68mi
1736 Ransom Ter Fort Worth, TX	3.0	2.0	1322	$1,850	$1.40	15d	1	0.75mi
2607 Yeager St Fort Worth, TX	3.0	2.0	1170	$1,995	$1.71	14d	1	0.87mi
2607 Yeager St Fort Worth, TX	3.0	2.0	1170	$1,995	$1.71	24d	1	0.87mi
2607 Yeager St Fort Worth, TX	3.0	2.0	1170	$1,995	$1.71	4d	1	0.87mi
2120 Handley Dr Fort Worth, TX	1.0–3.0	1.0–2.0	931	$1,512	$1.62	2d	11	0.90mi
5720 Meadowbrook Dr Unit 135 Fort Worth, TX	1.0	1.0	758	$950	$1.25	24d	1	0.94mi
5720 Meadowbrook Dr Unit 202 Fort Worth, TX	2.0	2.0	919	$1,350	$1.47	43d	1	0.94mi
5720 Meadowbrook Dr Unit 263 Fort Worth, TX	1.0	1.0	756	$950	$1.26	43d	1	0.94mi
2121 Handley Dr Fort Worth, TX	2.0–3.0	1.0–2.0	1085	$1,099	$1.01	1d	3	0.95mi
2100 E Loop 820 Fort Worth, TX	2.0–3.0	1.0–2.0	1070	$1,099	$1.03	1d	36	0.96mi
5433 Purington Ave Fort Worth, TX	3.0	1.0	1168	$1,850	$1.58	15d	1	1.08mi
1702 Stalcup Rd Fort Worth, TX	1.0	1.0	1000	$670	$0.67	3d	1	1.08mi
1810 Wiseman Ave Fort Worth, TX	3.0	2.0	1000	$1,500	$1.50	43d	1	1.19mi
5636 Lester Granger Dr Fort Worth, TX	3.0	2.0	1300	$1,495	$1.15	24d	1	1.19mi
5317 Purington Ave Fort Worth, TX	2.0	1.0	1363	$1,525	$1.12	24d	1	1.19mi
5317 Purington Ave Unit 1 Fort Worth, TX	1.0	1.0	750	$995	$1.33	43d	1	1.19mi
2721 Janice Ln Fort Worth, TX	2.0	1.0	1016	$1,495	$1.47	43d	1	1.20mi
5308 Norma St Fort Worth, TX	2.0	2.0	1175	$1,350	$1.15	6d	1	1.23mi
1804 Andrew Ave Fort Worth, TX	2.0	1.0	764	$1,395	$1.83	17d	1	1.24mi
5200 E Lancaster Ave Fort Worth, TX	1.0–2.0	1.0–2.0	799	$1,575	$1.97	2d	14	1.34mi
2128 R. W. Bivens Ln Fort Worth, TX	3.0	2.0	1045	$1,615	$1.55	14d	1	1.46mi

Listing history 8 events

1. 2026-05-12
   listed $135,000 Active 711-char remark
2. 2017-08-04
   soldstatus Sold 423-char remark

   Show marketing remark (423 chars)

   Home with great curb appeal. Beautifully landscaped with large trees in the front. Quick access to Interstate 820 and close to I30. The garage is oversized with a large loft for storage and includes a built in workshop and separate storage room. The home includes washer, dryer, microwave, refrigerator and freezer and is within walking distance to McClung middle school. Home needs some TLC but has great potential.

3. 2017-08-04
   soldstatus

   Show marketing remark (423 chars)

   Home with great curb appeal. Beautifully landscaped with large trees in the front. Quick access to Interstate 820 and close to I30. The garage is oversized with a large loft for storage and includes a built in workshop and separate storage room. The home includes washer, dryer, microwave, refrigerator and freezer and is within walking distance to McClung middle school. Home needs some TLC but has great potential.

4. 2017-07-19
   status Pending 423-char remark

   Show marketing remark (423 chars)

   Home with great curb appeal. Beautifully landscaped with large trees in the front. Quick access to Interstate 820 and close to I30. The garage is oversized with a large loft for storage and includes a built in workshop and separate storage room. The home includes washer, dryer, microwave, refrigerator and freezer and is within walking distance to McClung middle school. Home needs some TLC but has great potential.

5. 2017-07-14
   price $79,000 423-char remark

   Show marketing remark (423 chars)

   Home with great curb appeal. Beautifully landscaped with large trees in the front. Quick access to Interstate 820 and close to I30. The garage is oversized with a large loft for storage and includes a built in workshop and separate storage room. The home includes washer, dryer, microwave, refrigerator and freezer and is within walking distance to McClung middle school. Home needs some TLC but has great potential.

6. 2017-06-29
   listed $84,500 Active 423-char remark

   Show marketing remark (423 chars)

   Home with great curb appeal. Beautifully landscaped with large trees in the front. Quick access to Interstate 820 and close to I30. The garage is oversized with a large loft for storage and includes a built in workshop and separate storage room. The home includes washer, dryer, microwave, refrigerator and freezer and is within walking distance to McClung middle school. Home needs some TLC but has great potential.

7. 1998-07-07
   soldstatus
8. 1993-11-23
   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: $4,257 · $355/mo
• Projected year-2 tax: $4,257 · $355/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 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $17,801
• − Mortgage interest: −$7,562
• − Property taxes: −$4,257
• − Insurance: −$675
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$3,927
• Taxable loss: −$1,469
• Est. tax savings @ 24.0%: +$353
• After-tax cash flow: $987/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): 44,514
• Household income: $57,724
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 3056.0

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 0.69)
• Race & ethnicity: Black 38% Hispanic / Latino 34% White 21% Two or more races 19% Asian 3%
• Hispanic origin (detail): Mexican 28% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Slovak 1% Swiss 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 29% Other Indo-European 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: ▼ -158.49%
• Current HPI: 336.6297
• Rent YoY: ▼ -0.43%
• 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

-6.5% since first listed

8 events — show timeline

• 2026-05-26 Sold (Public Records) — Public Records
• 2017-08-04 Sold (Public Records) — Public Records
• 2017-08-04 Sold (MLS) — NTREIS
• 2017-07-19 Pending — NTREIS
• 2017-07-14 Price Changed $79,000 NTREIS
• 2017-06-29 Listed $84,500 NTREIS
• 1998-07-07 Sold (Public Records) — Public Records
• 1993-11-23 Sold (Public Records) — Public Records

Property tax history

+8.0%/yr

Latest (2025): $4,257 · -2.4% YoY. Source: county tax records.