1016 E Arlington Ave · Fort Worth, TX 76104

$445,000

8 bd · 4.0 ba · 3,672 sqft · MultiFamily public records · 194 Days on market

Built 1930 6,011 sqft lot $121/sqft · 6% below area Est $472k · 6% 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 +28.4/30.0
• ARV discount +10.1/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Calling all investors! 1016 E Arlington is a beautifully renovated quadplex located just 4 miles from vibrant downtown Fort Worth. Each of the four units features 2 bedrooms and 1 bathroom, offering an attractive and highly rentable floor plan for long-term tenants or mid-term rentals. Designated parking for each apartment. Property is currently 50% occupied. Recent improvements make this an exceptional low-maintenance addition to any portfolio. In 2025, the yard drain system was replaced, providing peace of mind for years to come. Interior updates throughout the property enhance durability and tenant appeal, while the spacious layout in each unit supports strong, consistent rental demand. Situated in a quickly growing corridor with easy access to major highways, medical centers, universities, and Fort Worth’s cultural district, this property is perfectly positioned for stable cash flow and long-term appreciation. Whether you're expanding your portfolio or looking for your next high-performing asset, 1016 E Arlington delivers a rare combination of location, condition, and income potential. Don’t miss this opportunity!

Key facts

• Renovated quadplex
• Interior updates
• Designated parking

Tags

• RENOVATED QUADPLEX
• DESIGNATED PARKING
• YARD DRAIN SYSTEM REPLACED
• INTERIOR UPDATES
• SPACIOUS LAYOUT
• EASY ACCESS TO HIGHWAYS

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $445k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $360/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $445k).
• Recommended offer: $392k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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.
• 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.
• Market conditions: Rents flat; 172 active listings in the ZIP; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• At $5,747/mo this rent would consume 112% of the median local household income ($62k/yr) (locally 1060% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 194 days — a 12% lower offer ($392k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y ago; this cycle's ask has dropped $40k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $391,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.29% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.88%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (median comp): $472,337
• List price: $445,000
• Delta: -5.79%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.05% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $3,200
• Equity at exit: $66,351

10-year hold

• IRR: 7.1%
• Equity multiple: 1.46×
• Total profit: $57,279
• Equity at exit: $38,475

Cash invested: $124,600 (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 76104

• Home prices YoY: -11.6%
• Rents YoY: 0.1%
• Active inventory: 172
• Price-to-rent: 25.8×

Monthly cashflow live

• Estimated rent: $5,747 high
• Mortgage (P&I): −$2,334
• Tax from tax record: −$580 /mo · $6,961/yr
• Insurance: −$185
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,207
• Net cashflow: $1,441

Break-even live

Break-even rent $3,923

Max offer price $445,000

Occupancy floor 70%

Sensitivity live

Price	-10% $1,693	-5% $1,567	+0% $1,441	+5% $1,315	+10% $1,189
Rent	-10% $987	-5% $1,214	+0% $1,441	+5% $1,668	+10% $1,895
Rate	-1.0pp $1,665	-0.5pp $1,554	base $1,441	+0.5pp $1,326	+1.0pp $1,208

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,748
Total (4 units)			$5,747

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: $111,250
• Closing costs: $13,350
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $445,000 Active 194 DOM
2. 2026-06-17
   days on market $445,000 Active 193 DOM
3. 2026-06-16
   days on market $445,000 Active 192 DOM
4. 2026-06-15
   days on market $445,000 Active 191 DOM
5. 2026-06-13
   days on market $445,000 Active 189 DOM
6. 2026-06-09
   days on market $445,000 Active 185 DOM
7. 2026-06-08
   days on market $445,000 Active 184 DOM
8. 2026-06-07
   days on market $445,000 Active 183 DOM
9. 2026-06-04
   days on market $445,000 Active 180 DOM
10. 2026-06-03
    days on market $445,000 Active 179 DOM
11. 2026-06-02
    days on market $445,000 Active 178 DOM
12. 2026-05-31
    days on market $445,000 Active 177 DOM
13. 2026-05-04
    price $445,000 1159-char remark

    Show marketing remark (1159 chars)

    Calling all investors! 1016 E Arlington is a beautifully renovated quadplex located just 4 miles from vibrant downtown Fort Worth. Each of the four units features 2 bedrooms and 1 bathroom, offering an attractive and highly rentable floor plan for long-term tenants or mid-term rentals. Designated parking for each apartment. Property is currently 50% occupied. Recent improvements make this an exceptional low-maintenance addition to any portfolio. In 2025, the yard drain system was replaced, providing peace of mind for years to come. Interior updates throughout the property enhance durability and tenant appeal, while the spacious layout in each unit supports strong, consistent rental demand. Situated in a quickly growing corridor with easy access to major highways, medical centers, universities, and Fort Worth’s cultural district, this property is perfectly positioned for stable cash flow and long-term appreciation. Whether you're expanding your portfolio or looking for your next high-performing asset, 1016 E Arlington delivers a rare combination of location, condition, and income potential. Don’t miss this opportunity!

14. 2026-04-02
    status Active 1159-char remark

    Show marketing remark (1159 chars)

    Calling all investors! 1016 E Arlington is a beautifully renovated quadplex located just 4 miles from vibrant downtown Fort Worth. Each of the four units features 2 bedrooms and 1 bathroom, offering an attractive and highly rentable floor plan for long-term tenants or mid-term rentals. Designated parking for each apartment. Property is currently 50% occupied. Recent improvements make this an exceptional low-maintenance addition to any portfolio. In 2025, the yard drain system was replaced, providing peace of mind for years to come. Interior updates throughout the property enhance durability and tenant appeal, while the spacious layout in each unit supports strong, consistent rental demand. Situated in a quickly growing corridor with easy access to major highways, medical centers, universities, and Fort Worth’s cultural district, this property is perfectly positioned for stable cash flow and long-term appreciation. Whether you're expanding your portfolio or looking for your next high-performing asset, 1016 E Arlington delivers a rare combination of location, condition, and income potential. Don’t miss this opportunity!

15. 2026-04-01
    historical 1159-char remark

    Show marketing remark (1159 chars)

    Calling all investors! 1016 E Arlington is a beautifully renovated quadplex located just 4 miles from vibrant downtown Fort Worth. Each of the four units features 2 bedrooms and 1 bathroom, offering an attractive and highly rentable floor plan for long-term tenants or mid-term rentals. Designated parking for each apartment. Property is currently 50% occupied. Recent improvements make this an exceptional low-maintenance addition to any portfolio. In 2025, the yard drain system was replaced, providing peace of mind for years to come. Interior updates throughout the property enhance durability and tenant appeal, while the spacious layout in each unit supports strong, consistent rental demand. Situated in a quickly growing corridor with easy access to major highways, medical centers, universities, and Fort Worth’s cultural district, this property is perfectly positioned for stable cash flow and long-term appreciation. Whether you're expanding your portfolio or looking for your next high-performing asset, 1016 E Arlington delivers a rare combination of location, condition, and income potential. Don’t miss this opportunity!

16. 2025-12-04
    listed $485,000 Active 1159-char remark

    Show marketing remark (1159 chars)

    Calling all investors! 1016 E Arlington is a beautifully renovated quadplex located just 4 miles from vibrant downtown Fort Worth. Each of the four units features 2 bedrooms and 1 bathroom, offering an attractive and highly rentable floor plan for long-term tenants or mid-term rentals. Designated parking for each apartment. Property is currently 50% occupied. Recent improvements make this an exceptional low-maintenance addition to any portfolio. In 2025, the yard drain system was replaced, providing peace of mind for years to come. Interior updates throughout the property enhance durability and tenant appeal, while the spacious layout in each unit supports strong, consistent rental demand. Situated in a quickly growing corridor with easy access to major highways, medical centers, universities, and Fort Worth’s cultural district, this property is perfectly positioned for stable cash flow and long-term appreciation. Whether you're expanding your portfolio or looking for your next high-performing asset, 1016 E Arlington delivers a rare combination of location, condition, and income potential. Don’t miss this opportunity!

17. 2025-01-14
    listed $995
18. 2025-01-09
    historical $995
19. 2024-11-06
    listed $1,075
20. 2022-11-08
    soldstatus Closed 686-char remark

    Show marketing remark (686 chars)

    Don't miss the chance to own 4 units all under one roof near the NEW SOUTHSIDE! Less than 4 miles from downtown ftw. Each unit is a 2 bedroom, 1bath and approx. 918 square feet. A hard to find affordable investment property. Designated parking for each apartment. This property is currently vacant but it will generate a very good cash flow after all of them occupied. The buyer can live in one unit and rent other 3 units to for additional income. This is a great property to add to your investment portfolio, or begin your property investing with this great opportunity in an up and coming location. No HOA. Easy access to the bus routes and major freeways. Property to be sold as is.

21. 2022-11-08
    soldstatus

    Show marketing remark (686 chars)

    Don't miss the chance to own 4 units all under one roof near the NEW SOUTHSIDE! Less than 4 miles from downtown ftw. Each unit is a 2 bedroom, 1bath and approx. 918 square feet. A hard to find affordable investment property. Designated parking for each apartment. This property is currently vacant but it will generate a very good cash flow after all of them occupied. The buyer can live in one unit and rent other 3 units to for additional income. This is a great property to add to your investment portfolio, or begin your property investing with this great opportunity in an up and coming location. No HOA. Easy access to the bus routes and major freeways. Property to be sold as is.

22. 2022-08-20
    status Pending 686-char remark

    Show marketing remark (686 chars)

    Don't miss the chance to own 4 units all under one roof near the NEW SOUTHSIDE! Less than 4 miles from downtown ftw. Each unit is a 2 bedroom, 1bath and approx. 918 square feet. A hard to find affordable investment property. Designated parking for each apartment. This property is currently vacant but it will generate a very good cash flow after all of them occupied. The buyer can live in one unit and rent other 3 units to for additional income. This is a great property to add to your investment portfolio, or begin your property investing with this great opportunity in an up and coming location. No HOA. Easy access to the bus routes and major freeways. Property to be sold as is.

23. 2022-08-15
    historical Active Option Contract 686-char remark

    Show marketing remark (686 chars)

    Don't miss the chance to own 4 units all under one roof near the NEW SOUTHSIDE! Less than 4 miles from downtown ftw. Each unit is a 2 bedroom, 1bath and approx. 918 square feet. A hard to find affordable investment property. Designated parking for each apartment. This property is currently vacant but it will generate a very good cash flow after all of them occupied. The buyer can live in one unit and rent other 3 units to for additional income. This is a great property to add to your investment portfolio, or begin your property investing with this great opportunity in an up and coming location. No HOA. Easy access to the bus routes and major freeways. Property to be sold as is.

24. 2022-08-06
    listed $425,000 Active 686-char remark

    Show marketing remark (686 chars)

    Don't miss the chance to own 4 units all under one roof near the NEW SOUTHSIDE! Less than 4 miles from downtown ftw. Each unit is a 2 bedroom, 1bath and approx. 918 square feet. A hard to find affordable investment property. Designated parking for each apartment. This property is currently vacant but it will generate a very good cash flow after all of them occupied. The buyer can live in one unit and rent other 3 units to for additional income. This is a great property to add to your investment portfolio, or begin your property investing with this great opportunity in an up and coming location. No HOA. Easy access to the bus routes and major freeways. Property to be sold as is.

25. 2022-06-06
    listed $300,000 Active
26. 2009-10-23
    soldstatus
27. 2009-09-23
    historical
28. 2009-07-21
    listed $42,500
29. 2005-06-10
    soldstatus
30. 2004-07-28
    soldstatus
31. 2004-07-20
    historical
32. 2004-03-12
    listed $49,900

ⓘ 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: $6,961 · $580/mo
• Projected year-2 tax: $8,144 · $679/mo
• Expected delta: +$1,182/yr (+$99/mo · 17.0%)

ⓘ 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 ≥109°F today · 23 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: $68,964
• − Mortgage interest: −$24,927
• − Property taxes: −$6,961
• − Insurance: −$2,225
• − Repairs & maintenance: −$5,517
• − Management: −$5,517
• − Depreciation: −$12,945
• Taxable income: $10,871
• Est. tax owed @ 24.0%: −$2,609
• After-tax cash flow: $14,683/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): 20,443
• Household income: $61,658
• Rent vs Own: 63.1% rent · 36.9% own
• Severe rent burden: 1060.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 45% Black 28% White 21% Two or more races 17% Asian 2%
• Hispanic origin (detail): Mexican 41% Cuban 1%
• Common ancestry: Lithuanian 1% Italian 1% Arab 1%
• Foreign-born: 21% · Canada, Vietnam, Philippines
• Languages at home: 58% English-only · Spanish 37% Arabic 1% 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: ▼ -36.10%
• Current HPI: 276.383
• Rent YoY: ▬ 0.05%
• 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

+791.8% since first listed

20 events — show timeline

• 2026-05-04 Price Changed $445,000 NTREIS
• 2026-04-02 Relisted — NTREIS
• 2026-04-01 Listing Removed — NTREIS
• 2025-12-04 Listed $485,000 NTREIS
• 2025-01-14 Listed for Rent $995 APPFOLIO
• 2025-01-09 Rental Removed $995 APPFOLIO
• 2024-11-06 Listed for Rent $1,075 APPFOLIO
• 2022-11-08 Sold (Public Records) — Public Records
• 2022-11-08 Sold (MLS) — NTREIS
• 2022-08-20 Pending — NTREIS
• 2022-08-15 Contingent — NTREIS
• 2022-08-06 Listed $425,000 NTREIS
• 2022-06-06 Listed $300,000 NTREIS
• 2009-10-23 Sold (MLS) — NTREIS
• 2009-09-23 Listing Removed — NTREIS
• 2009-07-21 Listed $42,500 NTREIS
• 2005-06-10 Sold (Public Records) — Public Records
• 2004-07-28 Sold (MLS) — NTREIS
• 2004-07-20 Listing Removed — NTREIS
• 2004-03-12 Listed $49,900 NTREIS

Property tax history

+6.2%/yr

Latest (2025): $6,961 · -25.5% YoY. Source: county tax records.