2532 Chicago Ave · Fort Worth, TX 76103

$110,000

3 bd · 1.0 ba · 720 sqft · SingleFamily public records · 15 Days on market

Built 1945 5,000 sqft lot Est $168k · 35% 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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Key facts

• Downtown fort worth
• Spacious lot
• 5,000 sq ft lot

Tags

• SPACIOUS LOT
• EASY ACCESS TO MAJOR HIGHWAYS
• DOWNTOWN FORT WORTH

Property features AI

Finance

• Financial info: Listing offered for cash; Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking for 2 vehicles; Attached carport
• Utilities: City water; Not in a municipal utility district
• Home design: Single-family residence; Attached property; One level; Built in 1945
• Construction: Year built 1945
• Exterior features: Lot is less than 0.5 acre (approximately 5,000 sq ft); Subdivision: Beacon Hill; Directions available via GPS

Interior

• Kitchen: Electric range
• Bedrooms: One bedroom (primary bedroom, 12 x 17, on main level)
• Bathrooms: One full bathroom
• Interior features: High-speed internet available; Three total rooms (living area, dining area, bedroom)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: Meadowbrook El (math 29% / reading 31%, grade F, #2,500 of 4,322 statewide, top 58%, 485 students, 94% FRL) — zoned schools average 94% FRL vs 73% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 46 active listings in the ZIP; 6 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).
• This rent runs 30% of the median local income ($60k/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 $761 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — 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: 1.38% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.56%
• DSCR: 1.69
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $168,480
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 Forby Ave	0.33mi	2/1.0 (-1)	768 (+7%)	9mo	$180,000	$234	60
3528 Panola Ave	0.55mi	2/1.0 (-1)	780 (+8%)	7mo	$135,000	$173	50
2215 Provine St	0.62mi	2/2.0 (-1)	782 (+9%)	10mo	$140,000	$179	40
916 Griggs Ave	0.73mi	2/1.0 (-1)	780 (+8%)	23mo	$185,000	$237	28

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.25×
• Total profit: $7,656
• Equity at exit: $16,401

10-year hold

• IRR: 15.8%
• Equity multiple: 2.29×
• Total profit: $39,603
• Equity at exit: $9,511

Cash invested: $30,800 (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 76103

• Home prices YoY: -5.6%
• Active inventory: 46
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,514 high
• Mortgage (P&I): −$577
• Tax from tax record: −$174 /mo · $2,090/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $399

Break-even live

Break-even rent $1,009

Max offer price $110,000

Occupancy floor 69%

Sensitivity live

Price	-10% $462	-5% $430	+0% $399	+5% $368	+10% $337
Rent	-10% $280	-5% $340	+0% $399	+5% $459	+10% $519
Rate	-1.0pp $455	-0.5pp $427	base $399	+0.5pp $371	+1.0pp $342

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
718 S Perkins St Unit B Fort Worth, TX	2.0	1.0	700	$950	$1.36	45d	1	0.50mi
501 S Edgewood Ter Fort Worth, TX	1.0–2.0	1.0–2.0	887	$1,575	$1.77	14d	10	0.72mi
4761 E Lancaster Ave Fort Worth, TX	2.0	1.0	714	$1,500	$2.10	0d	8	0.85mi
4909 E Lancaster Ave Fort Worth, TX	1.0–3.0	1.0–2.0	958	$2,225	$2.32	0d	12	0.95mi
5023 Vinson St Unit 5023 Fort Worth, TX	2.0	1.0	742	$1,175	$1.58	45d	1	1.13mi
5200 E Lancaster Ave Fort Worth, TX	1.0–2.0	1.0–2.0	799	$1,575	$1.97	0d	12	1.29mi

Listing history 9 events

1. 2026-06-21
   days on market $110,000 Active 15 DOM
2. 2026-06-18
   days on market $110,000 Active 12 DOM
3. 2026-06-17
   days on market $110,000 Active 11 DOM
4. 2026-06-16
   days on market $110,000 Active 10 DOM
5. 2026-06-15
   days on market $110,000 Active 9 DOM
6. 2026-06-13
   days on market $110,000 Active 7 DOM
7. 2026-06-09
   days on market $110,000 Active 3 DOM
8. 2026-06-08
   days on market $110,000 Active 2 DOM
9. 2026-06-07
   listed $110,000 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: $2,090 · $174/mo
• Projected year-2 tax: $2,090 · $174/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 8/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $18,170
• − Mortgage interest: −$6,162
• − Property taxes: −$2,090
• − Insurance: −$550
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − Depreciation: −$3,200
• Taxable income: $3,261
• Est. tax owed @ 24.0%: −$783
• After-tax cash flow: $4,010/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): 15,975
• Household income: $60,172
• Rent vs Own: 38.5% rent · 61.5% own
• Severe rent burden: 466.0

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 0.57)
• Race & ethnicity: Hispanic / Latino 60% Two or more races 31% White 21% Black 16% Native American 1%
• Hispanic origin (detail): Mexican 47%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 24% · Canada
• Languages at home: 52% English-only · Spanish 46% French/Haitian/Cajun 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: ▼ -18.72%
• Current HPI: 315.0201
• 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

4 events — show timeline

• 2026-06-06 Listed $110,000 NTREIS
• 2006-07-17 Sold (Public Records) — Public Records
• 1986-12-24 Sold (Public Records) — Public Records
• 1984-07-20 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,090 · -22.9% YoY. Source: county tax records.