5200 Carol Ave · Fort Worth, TX 76105

$199,000

4 bd · 2.0 ba · 1,230 sqft · SingleFamily public records · 30 Days on market

Built 2006 7,362 sqft lot $162/sqft · 11% below area Est $223k · 11% 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).

• ARV discount +12.4/15.0
• Cash flow +12.2/30.0
• Appreciation +10.0/10.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Corner Lot Home for Sale in Fort Worth TX Updated & Move-In Ready Welcome to 5200 Carol Avenue, Fort Worth, TX — a move-in ready home on a spacious corner lot offering the perfect combination of comfort, convenience, and value in today’s market. This Fort Worth home for sale features a bright, open-concept layout with abundant natural light, creating an inviting space ideal for both everyday living and entertaining. The living area flows seamlessly into the kitchen, which offers ample cabinet storage, generous counter space, and functionality for cooking and hosting. The home includes well-sized bedrooms with flexible use options—perfect for families, roommates, o

Key facts

• Extra yard space
• Flexible use options
• Corner lot

Tags

• CORNER LOT
• OPEN-CONCEPT LAYOUT
• AMPLE CABINET STORAGE
• GENEROUS COUNTER SPACE
• FLEXIBLE USE OPTIONS
• EXTRA YARD SPACE

Property features AI

Finance

• Other: Possession at closing/funding; Standard listing conditions; Listing status: Active Under Contract
• Financial info: Listing terms include Cash, FHA, VA; Second mortgage: none
• HOA & community: No association

Exterior

• Parking: Driveway; Concrete parking; No garage; No carport
• Security: Security features not provided
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; One story; Residential property; Not attached to another unit
• Construction: Brick construction; Composition roof; Slab foundation; Built in 2006; Preowned
• Exterior features: Corner lot; Interior lot

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range; Refrigerator
• Bedrooms: Primary bedroom (level 1) — 13 x 14; Bedroom (level 1) — 10 x 11; Bedroom (level 1) — 12 x 12; Bedroom (level 1) — 10 x 10; Total bedrooms: 4
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating and cooling details not provided
• Interior features: Open floorplan; Eat-in kitchen; High speed internet available; One living area; One dining area; Total rooms: 5
• Laundry & utility: Washer/dryer location not specified

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-39 ($-471/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (4.8% below list).
• Recommended offer: $189k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 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: Sunrise - Mcmillan El (math 8% / reading 12%, grade F, #4,259 of 4,322 statewide, top 99%, 325 students, 98% FRL) — zoned schools average 98% FRL vs 73% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 23% district-wide (-13 pts) — the specific schools serving this property underperform the Fort Worth ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 100 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $21k of equity ($1k loan paydown + $20k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago; this cycle's ask is 11613% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $189,410 (4.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.95% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 8.8

CMA / ARV

• ARV (median comp): $223,223
• List price: $199,000
• Delta: -10.85%
• 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
2413 Lena St	0.38mi	3/2.0 (-1)	1,211 (-2%)	2mo	$249,000	$206	73
2515 Birdell Ct	0.15mi	3/2.0 (-1)	1,397 (+14%)	1mo	$265,000	$190	65
2513 Birdell Ct	0.15mi	3/2.0 (-1)	1,397 (+14%)	2mo	$268,500	$192	64
3716 Clotell Dr	0.68mi	3/2.0 (-1)	1,218 (-1%)	1mo	$220,000	$181	61
2801 Mount Horum Way	0.16mi	3/2.5 (-1)	1,393 (+13%)	3mo	$275,000	$197	61
2204 Rw Bivens Ln	0.32mi	3/1.0 (-1)	1,100 (-11%)	4mo	$75,000	$68	55
5608 Burton Ave	0.61mi	3/2.0 (-1)	1,156 (-6%)	2mo	$205,000	$177	55
5017 Cottey St	0.31mi	3/2.0 (-1)	1,397 (+14%)	4mo	$268,500	$192	55
5013 Cottey St	0.32mi	3/2.0 (-1)	1,397 (+14%)	4mo	$262,500	$188	54
1716 Birdell St	0.68mi	3/2.0 (-1)	1,157 (-6%)	2mo	$231,000	$200	52
5000 Reed St	0.67mi	4/2.0	1,382 (+12%)	2mo	$242,000	$175	46
4613 Crenshaw Ave	0.74mi	3/2.0 (-1)	1,118 (-9%)	0mo	$202,000	$181	45

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: 23.7%
• Equity multiple: 2.90×
• Total profit: $106,008
• Equity at exit: $179,275

10-year hold

• IRR: 21.1%
• Equity multiple: 6.64×
• Total profit: $314,394
• Equity at exit: $386,613

Cash invested: $55,720 (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: 100
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,894 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$409 /mo · $4,909/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-39

Break-even live

Break-even rent $1,944

Max offer price $192,066

Occupancy floor 97%

Sensitivity live

Price	-10% $73	-5% $17	+0% $-39	+5% $-96	+10% $-152
Rent	-10% $-189	-5% $-114	+0% $-39	+5% $36	+10% $110
Rate	-1.0pp $61	-0.5pp $11	base $-39	+0.5pp $-91	+1.0pp $-143

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5328 Carol Ave Fort Worth, TX	4.0	2.0	1230	$2,100	$1.71	44d	1	0.15mi
5336 Cottey St Fort Worth, TX	3.0	2.0	1045	$1,699	$1.63	44d	1	0.20mi
3201 Mount Horum Way Fort Worth, TX	3.0	2.0	1045	$1,699	$1.63	7d	1	0.29mi
2128 R. W. Bivens Ln Fort Worth, TX	3.0	2.0	1045	$1,615	$1.55	14d	1	0.38mi
5636 Lester Granger Dr Fort Worth, TX	3.0	2.0	1300	$1,495	$1.15	25d	1	0.61mi
4929 Willie St Fort Worth, TX	3.0	2.0	1386	$1,650	$1.19	5d	1	0.61mi
1810 Wiseman Ave Fort Worth, TX	3.0	2.0	1000	$1,500	$1.50	44d	1	0.62mi
5055 Virgil St Fort Worth, TX	3.0	2.0	1089	$1,650	$1.52	25d	1	0.69mi
3700 Radford Rd Fort Worth, TX	3.0	2.0	1124	$1,650	$1.47	25d	1	0.70mi
3700 Radford Rd Fort Worth, TX	3.0	2.0	1124	$1,650	$1.47	13d	1	0.70mi
2500 S Edgewood Ter Fort Worth, TX	1.0–3.0	1.0–2.5	1123	$1,895	$1.69	2d	34	0.80mi
3865 Stalcup Rd Fort Worth, TX	3.0	2.0	1090	$1,814	$1.66	7d	1	0.87mi
4312 Lorin Ave Fort Worth, TX	4.0	2.0	1230	$2,000	$1.63	44d	1	0.94mi
1736 Ransom Ter Fort Worth, TX	3.0	2.0	1322	$1,850	$1.40	15d	1	0.99mi
4508 Wiman Dr Fort Worth, TX	3.0	2.0	1045	$1,580	$1.51	7d	1	1.08mi
5818 Grayson St Unit 5818 Fort Worth, TX	3.0	2.5	1400	$2,000	$1.43	19d	1	1.17mi
5820 Grayson St Fort Worth, TX	3.0	2.5	1417	$1,895	$1.34	44d	1	1.18mi
5913 Montague St Fort Worth, TX	3.0	2.0	1090	$1,549	$1.42	14d	1	1.25mi
4217 Wilhelm St Fort Worth, TX	3.0	2.0	1380	$1,650	$1.20	44d	1	1.29mi
4336 Jana Dr Fort Worth, TX	3.0	1.0	1070	$1,650	$1.54	5d	1	1.34mi
5908 Oakdale Dr Fort Worth, TX	3.0	2.0	1090	$1,475	$1.35	7d	1	1.40mi
2701 Vogt St Fort Worth, TX	3.0	2.0	1090	$1,475	$1.35	14d	1	1.46mi
5910 Wilkes Dr Fort Worth, TX	3.0	2.0	872	$1,445	$1.66	7d	1	1.48mi

Listing history 18 events

1. 2026-05-14
   historical $1,699
2. 2026-05-13
   historical Active Option Contract 1228-char remark
3. 2026-05-07
   listed $1,699
4. 2026-04-28
   listed $199,000 Active 1228-char remark
5. 2026-03-02
   price $197,500
6. 2026-01-14
   listed $205,000 Active
7. 2024-03-27
   price $199,000
8. 2024-02-29
   listed $205,000 Active
9. 2023-11-30
   historical
10. 2023-11-04
    price $210,000
11. 2023-10-08
    price $228,500
12. 2023-08-29
    listed $235,000 Active
13. 2023-08-07
    soldstatus
14. 2023-06-15
    historical
15. 2010-04-01
    soldstatus
16. 2010-03-18
    historical
17. 2010-02-17
    listed $30,000
18. 2006-06-02
    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: $4,909 · $409/mo
• Projected year-2 tax: $4,909 · $409/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 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: $22,729
• − Mortgage interest: −$11,147
• − Property taxes: −$4,909
• − Insurance: −$995
• − Repairs & maintenance: −$1,818
• − Management: −$1,818
• − Depreciation: −$5,789
• Taxable loss: −$3,748
• Est. tax savings @ 24.0%: +$899
• After-tax cash flow: $428/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

-94.3% since first listed

19 events — show timeline

• 2026-05-29 Pending — NTREIS
• 2026-05-14 Rental Removed $1,699 RENTLY
• 2026-05-13 Contingent — NTREIS
• 2026-05-07 Listed for Rent $1,699 RENTLY
• 2026-04-28 Listed $199,000 NTREIS
• 2026-03-02 Price Changed $197,500 NTREIS
• 2026-01-14 Listed $205,000 NTREIS
• 2024-03-27 Price Changed $199,000 NTREIS
• 2024-02-29 Listed $205,000 NTREIS
• 2023-11-30 Listing Removed — HARMLS
• 2023-11-04 Price Changed $210,000 HARMLS
• 2023-10-08 Price Changed $228,500 HARMLS
• 2023-08-29 Listed $235,000 HARMLS
• 2023-08-07 Sold (Public Records) — Public Records
• 2023-06-15 Rental Removed — BUILDIUM
• 2010-04-01 Sold (MLS) — NTREIS
• 2010-03-18 Listing Removed — NTREIS
• 2010-02-17 Listed $30,000 NTREIS
• 2006-06-02 Sold (Public Records) — Public Records

Property tax history

+12.1%/yr

Latest (2025): $4,909 · -2.4% YoY. Source: county tax records.