6416 Ava Court Dr · Fort Worth, TX 76112

$125,000

3 bd · 1.0 ba · 788 sqft · SingleFamily public records · 8 Days on market

Built 1958 7,405 sqft lot Est $181k · 31% under

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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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +7.4/10.0
• 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

Great investment opportunity in an established neighborhood. Solid foundation and a functional layout with potential to add square footage and increase value. Whether you’re looking for a buy-and-hold rental or a value-add project, this property holds multiple exit strategies. - Solid Foundation -Clean Title - Perfect Buy and hold rental -Potential to Add Square Footage & Increase Value -Excellent Fix & Flip Opportunity

Key facts

• Clean title
• Solid foundation
• 7,405 sq ft lot

Tags

• SOLID FOUNDATION
• CLEAN TITLE

Property features AI

Finance

• Other: No restrictions listed
• Financial info: Listing terms: Cash; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Carport (covered) with space for 1 vehicle
• Utilities: City water; Not in a municipal utility district
• Home design: Single family residence; One story; Accessible entrance; Not attached to another property
• Construction: Built in 1958; Frame construction; Composition roof; Slab foundation
• Exterior features: Additional/other exterior features; Lot under 0.5 acre (approximately 0.17 acre)

Interior

• Kitchen: Small kitchen (approx. 4 x 8); No appliances included
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom about 11 x 10; Second bedroom about 8 x 9; Third bedroom about 10 x 9
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom (primary bath about 7 x 5)
• Heating & cooling: Central heating; No cooling listed
• Interior features: Paneling interior; One-level home; Six total rooms; One living area
• Laundry & utility: No washer/dryer listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 9.3% 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: 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; 12 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 32% 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 $864 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 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $125,000

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.24% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.67%
• DSCR: 1.47
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $181,240
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6421 Ava Court Dr	0.03mi	3/1.0	792 (+0%)	18mo	$199,000	$251	83
6271 Ava Court Dr	0.18mi	3/1.0	800 (+2%)	7mo	$185,000	$231	83
6308 Vel Dr	0.12mi	3/1.0	900 (+14%)	2mo	$207,000	$230	69
6525 Truman Dr	0.11mi	3/1.0	900 (+14%)	5mo	$157,000	$174	67
2340 Debra Court Dr	0.20mi	3/1.0	900 (+14%)	17mo	$199,000	$221	53
2112 Ransom Ter	0.73mi	2/1.0 (-1)	768 (-2%)	13mo	$132,500	$173	45

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: -3.9%
• Equity multiple: 0.86×
• Total profit: $-4,934
• Equity at exit: $18,638

10-year hold

• IRR: 1.8%
• Equity multiple: 1.11×
• Total profit: $3,844
• Equity at exit: $10,808

Cash invested: $35,000 (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 76112

• Home prices YoY: -32.0%
• Rents YoY: -0.4%
• Active inventory: 169
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,555 high
• Mortgage (P&I): −$656
• Tax from tax record: −$210 /mo · $2,517/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $311

Break-even live

Break-even rent $1,161

Max offer price $125,000

Occupancy floor 75%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2913 Hunter St Fort Worth, TX	2.0	1.0	1000	$1,595	$1.59	19d	1	1.00mi
3700 Radford Rd Fort Worth, TX	3.0	2.0	1124	$1,650	$1.47	13d	1	1.16mi
3700 Radford Rd Fort Worth, TX	3.0	2.0	1124	$1,650	$1.47	24d	1	1.16mi
1810 Wiseman Ave Fort Worth, TX	3.0	2.0	1000	$1,500	$1.50	44d	1	1.18mi
1804 Andrew Ave Fort Worth, TX	2.0	1.0	764	$1,395	$1.83	17d	1	1.24mi
3201 Mount Horum Way Fort Worth, TX	3.0	2.0	1045	$1,699	$1.63	6d	1	1.32mi
2128 R. W. Bivens Ln Fort Worth, TX	3.0	2.0	1045	$1,615	$1.55	14d	1	1.34mi
2708 Hunter St Fort Worth, TX	2.0	1.0	987	$1,550	$1.57	24d	1	1.35mi
5913 Montague St Fort Worth, TX	3.0	2.0	1090	$1,549	$1.42	14d	1	1.35mi
5336 Cottey St Fort Worth, TX	3.0	2.0	1045	$1,699	$1.63	44d	1	1.36mi
6617 Greenlee St Fort Worth, TX	2.0	1.0	1050	$1,499	$1.43	21d	1	1.37mi
3848 Waldorf St Fort Worth, TX	2.0	1.0	734	$1,195	$1.63	5d	1	1.47mi

Listing history 6 events

1. 2026-06-17
   days on market $125,000 Active 8 DOM
2. 2026-06-16
   days on market $125,000 Active 7 DOM
3. 2026-06-15
   days on market $125,000 Active 6 DOM
4. 2026-06-13
   days on market $125,000 Active 4 DOM
5. 2026-06-10
   remarks 439-char remark
6. 2026-06-10
   listed $125,000 Active 1 DOM

ⓘ 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: $2,517 · $210/mo
• Projected year-2 tax: $2,517 · $210/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 · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $18,663
• − Mortgage interest: −$7,002
• − Property taxes: −$2,517
• − Insurance: −$625
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − Depreciation: −$3,636
• Taxable income: $1,896
• Est. tax owed @ 24.0%: −$455
• 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): 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

1 event — show timeline

• 2026-06-09 Listed $125,000 NTREIS

Property tax history

+8.6%/yr

Latest (2025): $2,517 · -2.4% YoY. Source: county tax records.