3022 25th St · Fort Worth, TX 76106

$225,000

3 bd · 2.0 ba · 2,673 sqft · SingleFamily · 61 Days on market

Built 1930 Good condition 0.28 ac lot $84/sqft · 26% below area Est $302k · 26% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.0/30.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• DSCR +3.6/10.0
• 1% rule +3.4/10.0
• Rent growth +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Premium opportunity to finish this incomplete construction as your dream home on a large double- corner lot in a sought out location in Fort Worth! This amazing site has a newly constructed space with so much potential for an optimal layout plus already framed out 3 rooms, 2 bathrooms and bonus room. Potential opportunities are endless in this amazing site with over 2,600 square feet to complete your dream home! Do not hesitate to schedule your showing today.

Key facts

• 0.28 acre lot
• Built 1930
• Listed 61 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-53 ($-636/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (15.5% below list).
• Recommended offer: $190k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 soft (-1.0%/yr); 67 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 41% of the median local income ($55k/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 $2k of loan paydown is wiped out by about $7k 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 61 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.

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 $190,122 (15.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.84% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.01%
• DSCR: 0.96
• GRM: 9.9

CMA / ARV

• ARV (median comp): $302,038
• List price: $225,000
• Delta: -25.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3321 NW 31st St	0.63mi	4/2.5 (+1)	2,520 (-6%)	9mo	$319,500	$127	47
4925 Terrace Trl	0.59mi	4/3.0 (+1)	2,447 (-8%)	7mo	$355,000	$145	44

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.28×
• Total profit: $-45,376
• Equity at exit: $33,548

10-year hold

• IRR: -24.2%
• Equity multiple: -0.04×
• Total profit: $-65,272
• Equity at exit: $19,454

Cash invested: $63,000 (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 76106

• Home prices YoY: -6.9%
• Rents YoY: -1.0%
• Active inventory: 67
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,901 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-53

Break-even live

Break-even rent $1,968

Max offer price $217,337

Occupancy floor 98%

Sensitivity live

Price	-10% $103	-5% $25	+0% $-53	+5% $-131	+10% $-208
Rent	-10% $-203	-5% $-128	+0% $-53	+5% $22	+10% $97
Rate	-1.0pp $60	-0.5pp $4	base $-53	+0.5pp $-111	+1.0pp $-171

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4808 Terrace Trl Fort Worth, TX	3.0	2.0	1875	$2,000	$1.07	1d	1	0.60mi
5500 Korth St Fort Worth, TX	3.0	2.0	1750	$1,875	$1.07	45d	1	1.19mi
1805 Brook Hollow Dr Fort Worth, TX	3.0	1.0	1782	$1,850	$1.04	45d	1	1.23mi
3917 Mantis St Fort Worth, TX	4.0	2.0	1821	$2,200	$1.21	45d	1	1.38mi

Listing history 8 events

1. 2026-06-08
   statusdays on market $225,000 Pending 61 DOM
2. 2026-06-07
   days on market $225,000 Active 60 DOM
3. 2026-06-04
   days on market $225,000 Active 57 DOM
4. 2026-06-03
   days on market $225,000 Active 56 DOM
5. 2026-06-02
   days on market $225,000 Active 55 DOM
6. 2026-06-01
   days on market $225,000 Active 54 DOM
7. 2026-05-31
   pricedays on market $225,000 Active 53 DOM
8. 2026-04-08
   listed $249,900 Active 464-char remark

   Show marketing remark (464 chars)

   Premium opportunity to finish this incomplete construction as your dream home on a large double- corner lot in a sought out location in Fort Worth! This amazing site has a newly constructed space with so much potential for an optimal layout plus already framed out 3 rooms, 2 bathrooms and bonus room. Potential opportunities are endless in this amazing site with over 2,600 square feet to complete your dream home! Do not hesitate to schedule your showing today.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 4/10 Moderate 20% 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: $22,815
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − Depreciation: −$6,545
• Taxable loss: −$4,485
• Est. tax savings @ 24.0%: +$1,076
• After-tax cash flow: $441/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.

Condition & rehab AI · 13 photos

Good 75/100 Extensive rehab

This property presents as an extensive renovation project with good structural integrity. Completing the electrical and plumbing systems, painting the exterior, and installing flooring will significantly increase its value.

Repairs flagged

• Major Exposed electrical wiring — Exposed wiring indicates incomplete electrical installation
• Major Exposed plumbing — Exposed plumbing suggests incomplete plumbing installation

Value-add opportunities

• Both Complete electrical wiring — Complete electrical wiring will make the home move-in ready and safe
• Both Complete plumbing — Complete plumbing will make the home move-in ready and functional
• Both Paint exterior — Painting the exterior will improve curb appeal and increase value
• Both Install flooring — Installing flooring will make the home move-in ready and functional

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed electrical wiring · Exposed wiring indicates incomplete electrical installation	Major	$15,000–50,000
Exposed plumbing · Exposed plumbing suggests incomplete plumbing installation	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Complete electrical wiring — Complete electrical wiring will make the home move-in ready and safe ↑
• Both Complete plumbing — Complete plumbing will make the home move-in ready and functional ↑
• Both Paint exterior — Painting the exterior will improve curb appeal and increase value ↑
• Both Install flooring — Installing flooring will make the home move-in ready and functional ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 35,946
• Household income: $55,431
• Rent vs Own: 51.6% rent · 48.4% own
• Severe rent burden: 1539.0

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: Predominantly Hispanic (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 30% White 9% Black 9% Asian 1%
• Hispanic origin (detail): Mexican 71%
• Common ancestry: Ukrainian 1%
• Foreign-born: 33% · Canada
• Languages at home: 30% English-only · Spanish 66% Other Indo-European 1% Arabic 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: ▼ -24.42%
• Current HPI: 329.4589
• Rent YoY: ▼ -1.02%
• 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

• 2026-04-08 Listed $249,900 NTREIS