5002 Scott Rd · Fort Worth, TX 76114

$139,900

2 bd · 1.0 ba · 660 sqft · SingleFamily public records · 104 Days on market

Built 1940 4,879 sqft lot $212/sqft · 30% below area Est $200k · 30% 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 +16.8/30.0
• ARV discount +15.0/15.0
• 1% rule +6.0/10.0
• DSCR +5.2/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INCOME-PRODUCING RIVER DISTRICT LAND PLAY Don't just buy land...buy INCOME-PRODUCING land! This 4,879 SF lot in Fort Worth's hottest neighborhood includes a habitable 660 SF rental that was generating $850-month. THREE WAYS TO WIN: PATH 1 - CASH FLOW: Rent as-is, break even on mortgage, build equity PATH 2 - VALUE-ADD: Invest $12,500, boost rent to $1,200-month, refinance at $205K PATH 3 - ASSEMBLAGE: Collect rent while positioning for developer premium in 3-property assemblage THE NUMBERS: •Land Value: $112,600 •Current Income: $850-month ($10,200-year) •Post-Renovation Income: $1,200-month ($14,400-year) •Development Potential: 4-plex or large single-family LOCATION: River District—Fort Worth's fastest-growing corridor. Median home price: $512K (this is 67% less). Adjacent to $185K vacant lot. Connected to Trinity Trails. PROPERTY: 660 SF, 2 bed-2 bath, solid cinder block (1940). Habitable, rentable condition. 4,879 SF lot with 13.5% coverage—massive development potential. IDEAL FOR: •First-time investors with clear entry point •BRRRR investors seeking value-add •Developers assembling parcels •Portfolio builders adding River District exposure INVESTMENT HIGHLIGHTS: Multiple exit strategies reduce risk. Income from day one. Land value provides equity cushion. High-growth location. Request pro forma analysis and assemblage details. Priced to sell in 30 days.

Key facts

• Habitable rental
• 4,879 sq ft lot
• 2 parking spots

Tags

• INCOME PRODUCING LAND
• HABITABLE RENTAL
• DEVELOPMENT POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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.
• Castleberry ISD (suburban): math 21% / reading 32% proficiency, ranked #701 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.9%/yr); 153 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 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

• It's been on market 104 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 4y ago; this cycle's ask has dropped $19k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1940 — 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 $127,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 7.6

CMA / ARV

• ARV (median comp): $200,493
• List price: $139,900
• Delta: -30.22%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.88% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.53×
• Total profit: $-18,476
• Equity at exit: $20,860

10-year hold

• IRR: -6.3%
• Equity multiple: 0.62×
• Total profit: $-15,016
• Equity at exit: $12,096

Cash invested: $39,172 (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 76114

• Home prices YoY: -24.3%
• Rents YoY: 1.9%
• Active inventory: 153
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,532 high
• Mortgage (P&I): −$734
• Tax from tax record: −$328 /mo · $3,931/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $91

Break-even live

Break-even rent $1,417

Max offer price $139,900

Occupancy floor 89%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 Athenia Dr Fort Worth, TX	3.0	1.0–2.0	1072	$2,133	$1.99	1d	22	0.20mi
4921 White Settlement Rd Unit 4942 Fort Worth, TX	1.0	1.0	605	$1,315	$2.17	12d	1	0.32mi
4921 White Settlement Rd Fort Worth, TX	1.0	1.0	605	$1,310	$2.17	12d	1	0.32mi
4921 White Settlement Rd Unit 4936 Fort Worth, TX	1.0	1.0	671	$1,376	$2.05	2d	1	0.32mi
4921 White Settlement Rd Unit 4936 Fort Worth, TX	1.0	1.0	671	$1,484	$2.21	43d	1	0.32mi
4921 White Settlement Rd Unit 4963 Fort Worth, TX	1.0	1.0	491	$1,155	$2.35	2d	1	0.32mi
119 Merritt St #403 Fort Worth, TX	1.0	1.0	600	$1,500	$2.50	43d	1	0.38mi
123 Merritt St Fort Worth, TX	1.0–2.0	1.0–2.5	925	$2,650	$2.86	1d	6	0.40mi
5200 White Settlement Rd Fort Worth, TX	1.0–2.0	1.0–2.0	963	$1,985	$2.06	1d	20	0.41mi
124 Roberts Cut Off Rd Fort Worth, TX	1.0–2.0	1.0	570	$1,225	$2.15	4d	4	0.46mi
5332 Trinity River Trl Apt 1315 Fort Worth, TX	1.0	1.0	710	$1,530	$2.15	4d	1	0.47mi
4600 Barbara Rd River Oaks, TX	1.0–2.0	1.0	750	$1,125	$1.50	43d	1	1.18mi
4538 Byers Ave Unit 2 Fort Worth, TX	1.0	1.0	600	$1,150	$1.92	14d	1	1.24mi
4928 El Campo Ave Fort Worth, TX	1.0–2.0	1.0	800	$1,350	$1.69	1d	5	1.25mi
2007 Tremont Ave Unit C Fort Worth, TX	1.0	1.0	680	$1,125	$1.65	43d	1	1.34mi
2007 Tremont Ave Unit C Fort Worth, TX	1.0	1.0	650	$1,125	$1.73	6d	1	1.34mi
3772 W 6th St Fort Worth, TX	1.0	1.0	664	$1,649	$2.48	24d	1	1.38mi
1915 Clover Ln Fort Worth, TX	1.0	1.0	596	$1,390	$2.33	6d	1	1.46mi
3870 Tulsa Way Unit 12 Fort Worth, TX	1.0	1.0	650	$1,250	$1.92	24d	1	1.46mi
3870 Tulsa Way Fort Worth, TX	1.0–2.0	1.0	825	$1,495	$1.81	21d	4	1.46mi
3870 Tulsa Way Unit 16 Fort Worth, TX	1.0	1.0	650	$1,350	$2.08	24d	1	1.47mi

Listing history 45 events

1. 2026-06-18
   days on market $139,900 Active 104 DOM
2. 2026-06-17
   days on market $139,900 Active 103 DOM
3. 2026-06-16
   days on market $139,900 Active 102 DOM
4. 2026-06-15
   days on market $139,900 Active 101 DOM
5. 2026-06-13
   days on market $139,900 Active 99 DOM
6. 2026-06-13
   days on market $139,900 Active 98 DOM
7. 2026-06-09
   days on market $139,900 Active 95 DOM
8. 2026-06-08
   days on market $139,900 Active 94 DOM
9. 2026-06-07
   days on market $139,900 Active 93 DOM
10. 2026-06-04
    days on market $139,900 Active 90 DOM
11. 2026-06-03
    days on market $139,900 Active 89 DOM
12. 2026-06-02
    days on market $139,900 Active 88 DOM
13. 2026-06-01
    days on market $139,900 Active 87 DOM
14. 2026-05-31
    days on market $139,900 Active 86 DOM
15. 2026-04-16
    price $139,900 1492-char remark

    Show marketing remark (1492 chars)

    INCOME-PRODUCING RIVER DISTRICT LAND PLAY Don't just buy land...buy INCOME-PRODUCING land! This 4,879 SF lot in Fort Worth's hottest neighborhood includes a habitable 660 SF rental that was generating $850-month. THREE WAYS TO WIN: PATH 1 - CASH FLOW: Rent as-is, break even on mortgage, build equity PATH 2 - VALUE-ADD: Invest $12,500, boost rent to $1,200-month, refinance at $205K PATH 3 - ASSEMBLAGE: Collect rent while positioning for developer premium in 3-property assemblage THE NUMBERS: •Land Value: $112,600 •Current Income: $850-month ($10,200-year) •Post-Renovation Income: $1,200-month ($14,400-year) •Development Potential: 4-plex or large single-family LOCATION: River District—Fort Worth's fastest-growing corridor. Median home price: $512K (this is 67% less). Adjacent to $185K vacant lot. Connected to Trinity Trails. PROPERTY: 660 SF, 2 bed-2 bath, solid cinder block (1940). Habitable, rentable condition. 4,879 SF lot with 13.5% coverage—massive development potential. IDEAL FOR: •First-time investors with clear entry point •BRRRR investors seeking value-add •Developers assembling parcels •Portfolio builders adding River District exposure INVESTMENT HIGHLIGHTS: Multiple exit strategies reduce risk. Income from day one. Land value provides equity cushion. High-growth location. Request pro forma analysis and assemblage details. Priced to sell in 30 days.

16. 2026-03-04
    historical
17. 2026-02-26
    listed $159,000 Active 1492-char remark

    Show marketing remark (1492 chars)

    INCOME-PRODUCING RIVER DISTRICT LAND PLAY Don't just buy land...buy INCOME-PRODUCING land! This 4,879 SF lot in Fort Worth's hottest neighborhood includes a habitable 660 SF rental that was generating $850-month. THREE WAYS TO WIN: PATH 1 - CASH FLOW: Rent as-is, break even on mortgage, build equity PATH 2 - VALUE-ADD: Invest $12,500, boost rent to $1,200-month, refinance at $205K PATH 3 - ASSEMBLAGE: Collect rent while positioning for developer premium in 3-property assemblage THE NUMBERS: •Land Value: $112,600 •Current Income: $850-month ($10,200-year) •Post-Renovation Income: $1,200-month ($14,400-year) •Development Potential: 4-plex or large single-family LOCATION: River District—Fort Worth's fastest-growing corridor. Median home price: $512K (this is 67% less). Adjacent to $185K vacant lot. Connected to Trinity Trails. PROPERTY: 660 SF, 2 bed-2 bath, solid cinder block (1940). Habitable, rentable condition. 4,879 SF lot with 13.5% coverage—massive development potential. IDEAL FOR: •First-time investors with clear entry point •BRRRR investors seeking value-add •Developers assembling parcels •Portfolio builders adding River District exposure INVESTMENT HIGHLIGHTS: Multiple exit strategies reduce risk. Income from day one. Land value provides equity cushion. High-growth location. Request pro forma analysis and assemblage details. Priced to sell in 30 days.

18. 2026-01-28
    price $159,900
19. 2026-01-12
    status Active
20. 2025-12-22
    status Pending
21. 2025-12-15
    historical Active Option Contract
22. 2025-12-05
    listed $175,000 Active
23. 2025-12-05
    historical
24. 2025-12-01
    status Active
25. 2025-11-22
    historical Active Option Contract
26. 2025-10-02
    price $175,000
27. 2025-06-06
    price $275,000
28. 2025-06-05
    listed $250,000 Active
29. 2025-04-30
    historical
30. 2025-01-03
    price $250,000
31. 2025-01-03
    status Active
32. 2024-12-31
    historical
33. 2024-07-31
    price $200,000
34. 2024-06-27
    price $240,000
35. 2024-04-19
    price $275,000
36. 2024-02-01
    listed $295,000 Active
37. 2023-12-31
    historical
38. 2023-06-19
    price $275,000
39. 2023-05-26
    listed $292,000 Active
40. 2023-03-31
    historical
41. 2022-11-03
    listed $275,000 Active
42. 2022-09-30
    historical
43. 2022-05-09
    listed $350,000 Active
44. 2000-07-25
    soldstatus
45. 1985-01-01
    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: $3,931 · $328/mo
• Projected year-2 tax: $3,931 · $328/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,384
• − Mortgage interest: −$7,837
• − Property taxes: −$3,931
• − Insurance: −$700
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$4,070
• Taxable loss: −$1,094
• Est. tax savings @ 24.0%: +$262
• After-tax cash flow: $1,352/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: Castleberry ISD
• NCES district ID: 4813170
• Math proficiency: 21% ▼ -17.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $39,060
• Composite: 22.22/100
• National rank: #8152
• State rank: #701 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): 27,357
• Household income: $62,073
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1095.0

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 (61%)
• Race & ethnicity: Hispanic / Latino 61% White 35% Two or more races 20% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 56%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 17% · Canada
• Languages at home: 54% English-only · Spanish 45%

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: ▼ -117.88%
• Current HPI: 366.5263
• Rent YoY: ▲ 1.88%
• 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

-60.0% since first listed

31 events — show timeline

• 2026-04-16 Price Changed $139,900 NTREIS
• 2026-03-04 Listing Removed — NTREIS
• 2026-02-26 Listed $159,000 NTREIS
• 2026-01-28 Price Changed $159,900 NTREIS
• 2026-01-12 Relisted — NTREIS
• 2025-12-22 Pending — NTREIS
• 2025-12-15 Contingent — NTREIS
• 2025-12-05 Listing Removed — NTREIS
• 2025-12-05 Listed $175,000 NTREIS
• 2025-12-01 Relisted — NTREIS
• 2025-11-22 Contingent — NTREIS
• 2025-10-02 Price Changed $175,000 NTREIS
• 2025-06-06 Price Changed $275,000 NTREIS
• 2025-06-05 Listed $250,000 NTREIS
• 2025-04-30 Listing Removed — NTREIS
• 2025-01-03 Price Changed $250,000 NTREIS
• 2025-01-03 Relisted — NTREIS
• 2024-12-31 Listing Removed — NTREIS
• 2024-07-31 Price Changed $200,000 NTREIS
• 2024-06-27 Price Changed $240,000 NTREIS
• 2024-04-19 Price Changed $275,000 NTREIS
• 2024-02-01 Listed $295,000 NTREIS
• 2023-12-31 Listing Removed — NTREIS
• 2023-06-19 Price Changed $275,000 NTREIS
• 2023-05-26 Listed $292,000 NTREIS
• 2023-03-31 Listing Removed — NTREIS
• 2022-11-03 Listed $275,000 NTREIS
• 2022-09-30 Listing Removed — NTREIS
• 2022-05-09 Listed $350,000 NTREIS
• 2000-07-25 Sold (Public Records) — Public Records
• 1985-01-01 Sold (Public Records) — Public Records

Property tax history

+10.0%/yr

Latest (2025): $3,931 · +3.6% YoY. Source: county tax records.