5701 Martin St #31 · Fort Worth, TX 76119

$49,900

2 bd · 1.0 ba · 1,568 sqft · Manufactured public records · 5 Days on market

Built 2012 6.71 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

INVESTMENT OPPORTUNITY!! Four bedroom, two bath, separate dining and eat in kitchen area. Needs cosmetic work. Selling as is. Call agent for more information.

Key facts

• 6.71 acre lot
• Parking
• Built 2012

Property features AI

Finance

• Other: Property is residential, not attached; Located in Tarrant County, United States
• Financial info: Treat as clear loan type; No second mortgage; Listing terms: Cash or Conventional
• HOA & community: No association

Exterior

• Parking: 1 carport space; No garage
• Utilities: Cable available; City sewer
• Home design: Mobile home; Single-story
• Construction: Built in 2012
• Exterior features: Approximately 6.71-acre lot; Will not subdivide; Subdivision: El Lago II Mhp

Interior

• Kitchen: Dishwasher; Disposal
• Bedrooms: 4 bedrooms; Primary bedroom on main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fan(s)
• Interior features: Built-in features; One living area; One dining area; 2 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Cap rate 30.9% 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: Rents soft (-1.6%/yr); 186 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 40% of the median local income ($51k/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 $345 of loan paydown is wiped out by about $1k 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 + 0.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $49,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 3.41% ✓
• Cap rate: 30.89%
• Cash-on-cash: 87.84%
• DSCR: 4.91
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 85.0%
• Equity multiple: 4.73×
• Total profit: $52,072
• Equity at exit: $7,440

10-year hold

• IRR: 87.5%
• Equity multiple: 8.87×
• Total profit: $109,977
• Equity at exit: $4,314

Cash invested: $13,972 (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 76119

• Home prices YoY: -6.4%
• Rents YoY: -1.6%
• Active inventory: 186
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,703 high
• Mortgage (P&I): −$262
• Tax from tax record: −$41 /mo · $486/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $1,023

Break-even live

Break-even rent $409

Max offer price $49,900

Occupancy floor 35%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5702 Shoreline Cir S Fort Worth, TX	3.0	2.0	1200	$1,450	$1.21	43d	1	0.25mi
5532 Shore Point Trl Fort Worth, TX	3.0	2.5	1446	$1,950	$1.35	43d	1	0.45mi
5664 Shore Point Trl Fort Worth, TX	3.0	2.5	1742	$2,150	$1.23	43d	1	0.46mi
5541 Topwater Trl Fort Worth, TX	3.0	3.0	2089	$6,100	$2.92	2d	1	0.47mi
5641 Willamette Dr Fort Worth, TX	3.0	2.5	1631	$2,150	$1.32	16d	1	0.52mi
5908 Oakdale Dr Fort Worth, TX	3.0	2.0	1090	$1,475	$1.35	6d	1	0.85mi
5820 Grayson St Fort Worth, TX	3.0	2.5	1417	$1,895	$1.34	43d	1	1.06mi
5818 Grayson St Unit 5818 Fort Worth, TX	3.0	2.5	1400	$2,000	$1.43	18d	1	1.07mi
5913 Montague St Fort Worth, TX	3.0	2.0	1090	$1,549	$1.42	13d	1	1.07mi
3865 Stalcup Rd Fort Worth, TX	3.0	2.0	1090	$1,814	$1.66	6d	1	1.12mi
4217 Wilhelm St Fort Worth, TX	3.0	2.0	1380	$1,650	$1.20	43d	1	1.35mi
5055 Virgil St Fort Worth, TX	3.0	2.0	1089	$1,650	$1.52	24d	1	1.43mi
3700 Radford Rd Fort Worth, TX	3.0	2.0	1124	$1,650	$1.47	24d	1	1.46mi
3700 Radford Rd Fort Worth, TX	3.0	2.0	1124	$1,650	$1.47	12d	1	1.46mi

Listing history 6 events

1. 2026-06-18
   days on market $49,900 Active 5 DOM
2. 2026-06-17
   days on market $49,900 Active 4 DOM
3. 2026-06-16
   days on market $49,900 Active 3 DOM
4. 2026-06-15
   days on market $49,900 Active 2 DOM
5. 2026-06-13
   remarks 159-char remark
6. 2026-06-13
   listed $49,900 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: $486 · $41/mo
• Projected year-2 tax: $913 · $76/mo
• Expected delta: +$427/yr (+$36/mo · 87.7%)

ⓘ 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 2/10 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: $20,442
• − Mortgage interest: −$2,795
• − Property taxes: −$486
• − Insurance: −$250
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − Depreciation: −$1,452
• Taxable income: $12,188
• Est. tax owed @ 24.0%: −$2,925
• After-tax cash flow: $9,348/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): 52,974
• Household income: $51,267
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 2221.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 51% Black 36% Two or more races 26% White 8% Asian 3%
• Hispanic origin (detail): Mexican 44%
• Foreign-born: 25% · Canada, Philippines
• Languages at home: 54% English-only · Spanish 42% Other Indo-European 2% Other Asian/Pacific 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: ▼ -23.04%
• Current HPI: 336.7941
• Rent YoY: ▼ -1.61%
• 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

• 2026-06-13 Listed $49,900 NTREIS

Property tax history

-6.9%/yr

Latest (2025): $486 · -2.4% YoY. Source: county tax records.