2115 Hurley Ave · Fort Worth, TX 76110

$284,900

4 bd · 2.0 ba · 1,500 sqft · MultiFamily public records · 61 Days on market

Built 1930 7,013 sqft lot $190/sqft · 32% below area Est $419k · 32% 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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +6.0/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Opportunity in the heart of Fort Worth—2115 Hurley Ave offers a duplex with two separate units, each featuring 2 bedrooms and 1 bathroom. Each unit includes its own living area, kitchen, and utility setup with individual gas and water meters. Interior finishes include a mix of carpet, vinyl, and wood flooring. Positioned on a single lot with on-street and open parking. Located near Magnolia Ave, the Near Southside district, Fort Worth Zoo, TCU, and major routes including I-35W and US-287, with access to dining, retail, and city amenities.

Key facts

• On-street parking
• Two separate units
• Access to retail

Tags

• DUPLEX
• TWO SEPARATE UNITS
• ON-STREET PARKING
• OPEN PARKING
• ACCESS TO DINING
• ACCESS TO RETAIL

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $285k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive. Per door: $219/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $268k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 151 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• At $3,136/mo this rent would consume 54% of the median local household income ($70k/yr) (locally 1471% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 61 days — a 6% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $267,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.10% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.59%
• DSCR: 1.29
• GRM: 7.6

CMA / ARV

• ARV (median comp): $419,010
• List price: $284,900
• Delta: -32.01%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.7% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-25,285
• Equity at exit: $42,480

10-year hold

• IRR: -2.8%
• Equity multiple: 0.83×
• Total profit: $-13,544
• Equity at exit: $24,633

Cash invested: $79,772 (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 76110

• Rents YoY: 0.7%
• Active inventory: 151
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $3,136 high
• Mortgage (P&I): −$1,494
• Tax from tax record: −$427 /mo · $5,122/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$659
• Net cashflow: $438

Break-even live

Break-even rent $2,582

Max offer price $284,900

Occupancy floor 81%

Sensitivity live

Price	-10% $599	-5% $518	+0% $438	+5% $357	+10% $277
Rent	-10% $190	-5% $314	+0% $438	+5% $562	+10% $686
Rate	-1.0pp $581	-0.5pp $510	base $438	+0.5pp $364	+1.0pp $289

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,136
Total (2 units)			$3,136

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2101 Fairmount Ave Fort Worth, TX	3.0	2.5	1516	$3,200	$2.11	3d	1	0.06mi
2200 6th Ave Fort Worth, TX	3.0	3.0	1552	$2,650	$1.71	45d	1	0.10mi
2311 Warner Rd Fort Worth, TX	3.0	2.0	2114	$3,750	$1.77	7d	1	0.35mi
2311 Warner Rd Fort Worth, TX	3.0	2.0	2114	$3,750	$1.77	20d	1	0.35mi
1921 Ben Hall Ct Fort Worth, TX	3.0	1.0	1507	$2,850	$1.89	11d	1	0.35mi
2532 Ryan Ave Fort Worth, TX	3.0	2.0	1416	$2,100	$1.48	45d	1	0.45mi
2001 Park Hill Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1024	$2,459	$2.40	3d	50	0.56mi
2133 Edwin St Fort Worth, TX	3.0	1.0	1225	$1,595	$1.30	25d	1	0.66mi
1741 W Cantey St Fort Worth, TX	3.0	3.5	1882	$2,400	$1.28	4d	1	0.70mi
1208 W Magnolia Ave Fort Worth, TX	4.0	2.0	1967	$1,800	$0.92	45d	1	0.71mi
2807 Stanley Ave Fort Worth, TX	3.0	2.5	1906	$2,395	$1.26	25d	1	0.73mi
2828 Addison Park Ln Fort Worth, TX	3.0	3.5	1936	$2,495	$1.29	22d	1	0.77mi
2712 Frazier Ave Fort Worth, TX	3.0	2.0	1099	$2,625	$2.39	20d	1	0.78mi
2800 Gordon Ave Fort Worth, TX	5.0	4.0	2143	$4,800	$2.24	45d	1	0.78mi
2806 Gordon Ave Fort Worth, TX	5.0	4.0	2143	$4,800	$2.24	45d	1	0.79mi
1920 Saint Louis Ave Fort Worth, TX	4.0	3.0	1484	$1,745	$1.18	45d	1	0.80mi
2816 Gordon Ave Fort Worth, TX	3.0	3.0	1570	$3,000	$1.91	7d	1	0.81mi
2828 Livingston Ave Fort Worth, TX	4.0	2.5	2208	$3,500	$1.59	0d	1	0.81mi
2911 Ryan Ave Fort Worth, TX	3.0	2.0	1790	$1,750	$0.98	7d	1	0.82mi
1925 Saint Louis Ave Fort Worth, TX	3.0	1.0	1219	$1,695	$1.39	45d	1	0.83mi
2700 Forest Park Blvd Fort Worth, TX	5.0	5.5	2235	$5,000	$2.24	25d	1	0.83mi
2706 Forest Park Blvd Fort Worth, TX	5.0	5.5	2230	$5,000	$2.24	25d	1	0.84mi
2803 Wayside Ave Fort Worth, TX	3.0	2.0	1190	$1,700	$1.43	25d	1	0.86mi
2821 Frazier Ave Unit 2823 Fort Worth, TX	3.0	2.0	1200	$1,600	$1.33	20d	1	0.86mi
2701 McCart Ave #101 Fort Worth, TX	5.0	3.5	2095	$4,500	$2.15	25d	1	0.86mi
2714 McCart Ave Fort Worth, TX	4.0	4.0	2090	$4,800	$2.30	20d	1	0.90mi
2236 Irwin St Fort Worth, TX	3.0	2.5	1670	$2,000	$1.20	45d	1	0.98mi
2234 Irwin St Fort Worth, TX	3.0	2.5	1670	$2,000	$1.20	45d	1	0.99mi
2204 W Rosedale St S Unit 2204 Fort Worth, TX	3.0	2.0	1300	$2,195	$1.69	45d	1	1.00mi
2204 W Rosedale St S Unit 102 Fort Worth, TX	3.0	2.0	1300	$2,095	$1.61	7d	1	1.00mi
2800 Sandage Ave Apt 203 Fort Worth, TX	3.0	3.0	1931	$3,300	$1.71	7d	1	1.01mi
2932 Travis Ave Unit 2932 Fort Worth, TX	3.0	2.0	1600	$1,700	$1.06	22d	1	1.01mi
2932 Forest Park Blvd Fort Worth, TX	5.0	3.0	2230	$4,500	$2.02	25d	1	1.07mi
2821 Parmer Ave #125 Fort Worth, TX	3.0	3.5	1898	$2,350	$1.24	45d	1	1.12mi
642 E Harvey Ave Fort Worth, TX	4.0	2.0	1755	$2,099	$1.20	45d	1	1.13mi
2615 Cockrell Ave Fort Worth, TX	3.0	2.0	1813	$3,495	$1.93	22d	1	1.13mi
2606 Cockrell Ave Fort Worth, TX	3.0	2.0	2142	$4,000	$1.87	45d	1	1.15mi
3201 Ryan Ave Fort Worth, TX	4.0	2.0	2000	$2,100	$1.05	45d	1	1.17mi
2701 Stuart Dr Fort Worth, TX	3.0	3.0	2104	$1,800	$0.86	45d	1	1.19mi
1246 Lowe St Fort Worth, TX	3.0	2.5	1752	$1,895	$1.08	16d	1	1.19mi

Listing history 24 events

1. 2026-06-21
   days on market $284,900 Active 61 DOM
2. 2026-06-18
   days on market $284,900 Active 58 DOM
3. 2026-06-17
   days on market $284,900 Active 57 DOM
4. 2026-06-16
   days on market $284,900 Active 56 DOM
5. 2026-06-15
   days on market $284,900 Active 55 DOM
6. 2026-06-13
   days on market $284,900 Active 53 DOM
7. 2026-06-10
   price $284,900 Active 49 DOM
8. 2026-06-09
   days on market $299,900 Active 49 DOM
9. 2026-06-08
   days on market $299,900 Active 48 DOM
10. 2026-06-07
    days on market $299,900 Active 47 DOM
11. 2026-06-04
    days on market $299,900 Active 44 DOM
12. 2026-06-03
    days on market $299,900 Active 43 DOM
13. 2026-06-02
    days on market $299,900 Active 42 DOM
14. 2026-06-01
    days on market $299,900 Active 41 DOM
15. 2026-05-31
    days on market $299,900 Active 40 DOM
16. 2026-04-21
    listed $299,900 Active 550-char remark

    Show marketing remark (550 chars)

    Opportunity in the heart of Fort Worth—2115 Hurley Ave offers a duplex with two separate units, each featuring 2 bedrooms and 1 bathroom. Each unit includes its own living area, kitchen, and utility setup with individual gas and water meters. Interior finishes include a mix of carpet, vinyl, and wood flooring. Positioned on a single lot with on-street and open parking. Located near Magnolia Ave, the Near Southside district, Fort Worth Zoo, TCU, and major routes including I-35W and US-287, with access to dining, retail, and city amenities.

17. 2021-04-30
    soldstatus Sold 629-char remark

    Show marketing remark (629 chars)

    Historic full duplex in Fairmount District! This is a property with opportunities. Great area near TCU, Fort Worth Zoo, Downtown, Cultural District, Magnolia St, & medical district. Each unit is 2 Bedroom, 1 Bath. Unit A is occupied & rented below market at $595 month. Unit B is vacant. Market rent in area is $1000 - $1100 per month. Owner pays all utilities. Tenant in Unit A has defaulted on rent. Convert to single family home, keep as rental or live in one side & rent the other. SFR in the area selling for $225-230 Sq Ft. Drive by but do not disturb resident! As is sale. Buyer to verify all information.

18. 2021-03-25
    status Pending 629-char remark

    Show marketing remark (629 chars)

    Historic full duplex in Fairmount District! This is a property with opportunities. Great area near TCU, Fort Worth Zoo, Downtown, Cultural District, Magnolia St, & medical district. Each unit is 2 Bedroom, 1 Bath. Unit A is occupied & rented below market at $595 month. Unit B is vacant. Market rent in area is $1000 - $1100 per month. Owner pays all utilities. Tenant in Unit A has defaulted on rent. Convert to single family home, keep as rental or live in one side & rent the other. SFR in the area selling for $225-230 Sq Ft. Drive by but do not disturb resident! As is sale. Buyer to verify all information.

19. 2021-03-22
    status Active 629-char remark

    Show marketing remark (629 chars)

    Historic full duplex in Fairmount District! This is a property with opportunities. Great area near TCU, Fort Worth Zoo, Downtown, Cultural District, Magnolia St, & medical district. Each unit is 2 Bedroom, 1 Bath. Unit A is occupied & rented below market at $595 month. Unit B is vacant. Market rent in area is $1000 - $1100 per month. Owner pays all utilities. Tenant in Unit A has defaulted on rent. Convert to single family home, keep as rental or live in one side & rent the other. SFR in the area selling for $225-230 Sq Ft. Drive by but do not disturb resident! As is sale. Buyer to verify all information.

20. 2021-02-25
    status Pending 629-char remark

    Show marketing remark (629 chars)

    Historic full duplex in Fairmount District! This is a property with opportunities. Great area near TCU, Fort Worth Zoo, Downtown, Cultural District, Magnolia St, & medical district. Each unit is 2 Bedroom, 1 Bath. Unit A is occupied & rented below market at $595 month. Unit B is vacant. Market rent in area is $1000 - $1100 per month. Owner pays all utilities. Tenant in Unit A has defaulted on rent. Convert to single family home, keep as rental or live in one side & rent the other. SFR in the area selling for $225-230 Sq Ft. Drive by but do not disturb resident! As is sale. Buyer to verify all information.

21. 2021-02-05
    historical Active Option Contract 629-char remark

    Show marketing remark (629 chars)

    Historic full duplex in Fairmount District! This is a property with opportunities. Great area near TCU, Fort Worth Zoo, Downtown, Cultural District, Magnolia St, & medical district. Each unit is 2 Bedroom, 1 Bath. Unit A is occupied & rented below market at $595 month. Unit B is vacant. Market rent in area is $1000 - $1100 per month. Owner pays all utilities. Tenant in Unit A has defaulted on rent. Convert to single family home, keep as rental or live in one side & rent the other. SFR in the area selling for $225-230 Sq Ft. Drive by but do not disturb resident! As is sale. Buyer to verify all information.

22. 2021-01-18
    listed $215,000 Active 629-char remark

    Show marketing remark (629 chars)

    Historic full duplex in Fairmount District! This is a property with opportunities. Great area near TCU, Fort Worth Zoo, Downtown, Cultural District, Magnolia St, & medical district. Each unit is 2 Bedroom, 1 Bath. Unit A is occupied & rented below market at $595 month. Unit B is vacant. Market rent in area is $1000 - $1100 per month. Owner pays all utilities. Tenant in Unit A has defaulted on rent. Convert to single family home, keep as rental or live in one side & rent the other. SFR in the area selling for $225-230 Sq Ft. Drive by but do not disturb resident! As is sale. Buyer to verify all information.

23. 1987-10-06
    soldstatus
24. 1987-05-05
    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: $5,122 · $427/mo
• Projected year-2 tax: $5,214 · $434/mo
• Expected delta: +$91/yr (+$8/mo · 1.8%)

ⓘ 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 · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $37,632
• − Mortgage interest: −$15,959
• − Property taxes: −$5,122
• − Insurance: −$1,424
• − Repairs & maintenance: −$3,011
• − Management: −$3,011
• − Depreciation: −$8,288
• Taxable income: $817
• Est. tax owed @ 24.0%: −$196
• After-tax cash flow: $5,058/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): 33,441
• Household income: $69,790
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 1471.0

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% White 30% Two or more races 24% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 57%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 26% · Canada, China
• Languages at home: 45% English-only · Spanish 52% Other Asian/Pacific 1% 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: ▼ -194.46%
• Current HPI: 274.8888
• Rent YoY: ▲ 0.70%
• 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

+39.5% since first listed

9 events — show timeline

• 2026-04-21 Listed $299,900 NTREIS
• 2021-04-30 Sold (MLS) — NTREIS
• 2021-03-25 Pending — NTREIS
• 2021-03-22 Relisted — NTREIS
• 2021-02-25 Pending — NTREIS
• 2021-02-05 Contingent — NTREIS
• 2021-01-18 Listed $215,000 NTREIS
• 1987-10-06 Sold (Public Records) — Public Records
• 1987-05-05 Sold (Public Records) — Public Records

Property tax history

+8.9%/yr

Latest (2025): $5,122 · -12.2% YoY. Source: county tax records.