2819 Village Creek Rd · Fort Worth, TX 76105

$195,000

4 bd · 2.0 ba · 3,860 sqft · MultiFamily public records · 83 Days on market

Built 1957 7,710 sqft lot ↓ 32% since listing

---

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 +18.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• DSCR +5.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

* * AS IS PROPERTY * * Offers Submission Deadline: December 13, 2024 @ 5pm Central Time. * * and savvy buyers, don’t miss this rare opportunity to own a couple of duplexes in a prime Fort Worth location! Situated at 2819 Village Creek Rd, this duplex property offers 4 bedrooms and 2 full baths, Additionally, separate in the back is 2 unit duplex apartment, further enhancing the income-generating potential. This duplex includes: 1-bedroom with a full bath and a 2-bedroom with a full bath. Downstairs offers a full-floor space currently used for storage, A perfect setup for maximizing rental income as an addition to your investment portfolio. Only one unit is currently tenant-o

Key facts

• Near schools
• Practical layout
• 7,710 sq ft lot

Tags

• PRIME FORT WORTH LOCATION
• INCOME-GENERATING POTENTIAL
• PRACTICAL LAYOUT
• NEAR SCHOOLS
• NEAR LOCAL BUSINESSES

Property features AI

Finance

• Other: Seller reserves mineral rights (oil, gas and other minerals)
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Covered carport with 4 spaces; Additional parking available
• Utilities: Municipal utility district: No; Other utilities
• Home design: Single-family residence; Property is attached; Residential property
• Construction: Built in 1957
• Exterior features: Lot is approximately 0.177 acre (subdivided); Subdivision: Sunrise Add; Directions available

Interior

• Kitchen: Other appliances
• Bedrooms: Seven bedrooms (some located on first level, some on second level)
• Bathrooms: Four full bathrooms
• Interior features: Two-level interior; 16 total rooms; Four living areas; Other interior features
• Laundry & utility: Extra storage room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $195k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $183k (6.0% below list) — sets the bar for market timing.

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; 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 $55k 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 83 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1957 — 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 $183,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.11% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.13%
• DSCR: 1.18
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 3.17×
• Total profit: $118,323
• Equity at exit: $175,671

10-year hold

• IRR: 23.9%
• Equity multiple: 7.21×
• Total profit: $339,293
• Equity at exit: $378,842

Cash invested: $54,600 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,161 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$415 /mo · $4,984/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $188

Break-even live

Break-even rent $1,923

Max offer price $195,000

Occupancy floor 86%

Sensitivity live

Price	-10% $299	-5% $243	+0% $188	+5% $133	+10% $78
Rent	-10% $17	-5% $103	+0% $188	+5% $274	+10% $359
Rate	-1.0pp $286	-0.5pp $238	base $188	+0.5pp $138	+1.0pp $86

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-24
   soldstatus
2. 2026-04-14
   status Pending
3. 2026-04-10
   historical Active Option Contract
4. 2026-01-21
   listed $195,000 Active
5. 2025-11-30
   historical
6. 2025-09-07
   price $279,000
7. 2025-08-07
   status Active
8. 2025-07-11
   historical Active Option Contract
9. 2025-01-10
   status Active
10. 2024-12-28
    status Pending
11. 2024-11-27
    listed $285,900 Active

ⓘ 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: $4,984 · $415/mo
• Projected year-2 tax: $4,984 · $415/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: $25,934
• − Mortgage interest: −$10,923
• − Property taxes: −$4,984
• − Insurance: −$975
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − Depreciation: −$5,673
• Taxable loss: −$770
• Est. tax savings @ 24.0%: +$185
• After-tax cash flow: $2,443/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

-31.8% since first listed

11 events — show timeline

• 2026-04-24 Sold (Public Records) — Public Records
• 2026-04-14 Pending — NTREIS
• 2026-04-10 Contingent — NTREIS
• 2026-01-21 Listed $195,000 NTREIS
• 2025-11-30 Listing Removed — NTREIS
• 2025-09-07 Price Changed $279,000 NTREIS
• 2025-08-07 Relisted — NTREIS
• 2025-07-11 Contingent — NTREIS
• 2025-01-10 Relisted — NTREIS
• 2024-12-28 Pending — NTREIS
• 2024-11-27 Listed $285,900 NTREIS

Property tax history

+7.2%/yr

Latest (2025): $4,984 · -2.4% YoY. Source: county tax records.