3601 Ryan Ave · Fort Worth, TX 76110

$270,000

3 bd · 2.0 ba · 2,245 sqft · SingleFamily public records · 199 Days on market

Built 1947 7,013 sqft lot $120/sqft · at area comps Est $277k · at est.

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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 +20.7/30.0
• ARV discount +8.6/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Corner lot property with main house and either a guest home or rental attached. The main home has 3 bedrooms and 1.5 baths, covered patio and storage areas, with a Large bonus room upstairs. The guest house has separate entry with 2 bedrooms, 1 bath, kitchen and living room. Corner lot, so ample parking. Main home has central HVAC. Guest unit has window units.

Key facts

• Large bonus room
• Ample parking
• Covered patio

Tags

• CORNER LOT
• GUEST HOME
• SEPARATE ENTRY
• COVERED PATIO
• LARGE BONUS ROOM
• AMPLE PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: 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; 150 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• At $2,833/mo this rent would consume 49% of the median local household income ($70k/yr) (locally 1471% 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 $2k of loan paydown is wiped out by about $8k 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 199 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.05% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

• ARV (median comp): $276,751
• List price: $270,000
• Delta: -2.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3533 Baldwin Ave	0.23mi	4/3.0 (+1)	2,272 (+1%)	23mo	$288,500	$127	59
3020 Willing Ave	0.70mi	4/4.0 (+1)	2,212 (-2%)	1mo	$250,000	$113	51
3912 James Ave	0.43mi	3/2.0	1,953 (-13%)	9mo	$199,950	$102	50
3641 Travis	0.57mi	2/1.5 (-1)	2,006 (-11%)	5mo	$89,000	$44	45
1337 W Bewick St Unit A	0.27mi	4/3.0 (+1)	2,537 (+13%)	20mo	$463,600	$183	40
3004 Ryan Ave	0.74mi	3/2.5	2,441 (+9%)	12mo	$699,900	$287	39
1001 W Drew St	0.61mi	3/2.0	1,968 (-12%)	19mo	$200,000	$102	35
3016 8th Ave	0.72mi	4/2.0 (+1)	1,921 (-14%)	22mo	$459,000	$239	19
3012 8th Ave	0.73mi	4/2.0 (+1)	1,921 (-14%)	22mo	$475,000	$247	19

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 · 0.7% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.64×
• Total profit: $-26,955
• Equity at exit: $40,258

10-year hold

• IRR: -4.1%
• Equity multiple: 0.75×
• Total profit: $-18,571
• Equity at exit: $23,345

Cash invested: $75,600 (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 76110

• Rents YoY: 0.7%
• Active inventory: 150
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,833 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$346 /mo · $4,153/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $364

Break-even live

Break-even rent $2,373

Max offer price $270,000

Occupancy floor 82%

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3201 Ryan Ave Fort Worth, TX	4.0	2.0	2000	$2,100	$1.05	43d	1	0.48mi
1246 Lowe St Fort Worth, TX	3.0	2.5	1752	$1,895	$1.08	15d	1	0.49mi
3445 Frazier Ave Fort Worth, TX	3.0	2.5	1540	$2,200	$1.43	43d	1	0.50mi
3225 S Adams St Fort Worth, TX	4.0	2.0	1948	$2,395	$1.23	24d	1	0.53mi
3329 Hemphill St Fort Worth, TX	3.0	2.0	1425	$2,950	$2.07	43d	1	0.68mi
2509 Benbrook Blvd Unit 902 Fort Worth, TX	3.0	3.0	1756	$2,595	$1.48	43d	1	0.76mi
3201 Forest Park Blvd Fort Worth, TX	4.0	4.0	1772	$3,750	$2.12	18d	1	0.76mi
3136 Wayside Ave Fort Worth, TX	3.0	2.5	1875	$3,000	$1.60	6d	1	0.76mi
3134 Wayside Ave Fort Worth, TX	3.0	2.5	1922	$3,000	$1.56	6d	1	0.77mi
2521 Benbrook Blvd Fort Worth, TX	3.0	3.0	1849	$4,000	$2.16	4d	1	0.78mi
3240 Sandage Ave Fort Worth, TX	4.0	4.0	2200	$3,900	$1.77	15d	1	0.84mi
2911 Ryan Ave Fort Worth, TX	3.0	2.0	1790	$1,750	$0.98	6d	1	0.84mi
2716 W Biddison St Fort Worth, TX	4.0	3.0	1572	$4,000	$2.54	12d	1	0.87mi
2804 W Biddison St Fort Worth, TX	4.0	3.0	2200	$4,250	$1.93	15d	1	0.89mi
2932 Travis Ave Unit 2932 Fort Worth, TX	3.0	2.0	1600	$1,700	$1.06	20d	1	0.93mi
2828 Addison Park Ln Fort Worth, TX	3.0	3.5	1936	$2,495	$1.29	20d	1	0.94mi
3217 Lubbock Ave Unit B Fort Worth, TX	3.0	3.0	1856	$3,150	$1.70	18d	1	0.95mi
2828 Livingston Ave Fort Worth, TX	4.0	2.5	2208	$3,700	$1.68	43d	1	0.96mi
3229 Waits Ave Fort Worth, TX	4.0	3.0	1830	$3,900	$2.13	43d	1	0.97mi
3517 Mission St Fort Worth, TX	4.0	4.5	2760	$5,200	$1.88	4d	1	0.98mi
3000 S Jennings St Fort Worth, TX	4.0	3.0	2270	$2,050	$0.90	5d	1	0.99mi
2807 Stanley Ave Fort Worth, TX	3.0	2.5	1906	$2,395	$1.26	24d	1	0.99mi
2933 South Hills Ave Fort Worth, TX	4.0	3.0	2301	$3,500	$1.52	18d	1	1.00mi
2816 Gordon Ave Fort Worth, TX	3.0	3.0	1570	$3,000	$1.91	6d	1	1.00mi
3128 Lubbock Ave Fort Worth, TX	4.0	4.0	1800	$3,500	$1.94	6d	1	1.01mi
1741 W Cantey St Fort Worth, TX	3.0	3.5	1882	$2,400	$1.28	3d	1	1.01mi
3553 Mission St Fort Worth, TX	4.0	2.0	1510	$2,950	$1.95	6d	1	1.04mi
3245 Cockrell Ave Fort Worth, TX	2.0	1.0	1402	$2,500	$1.78	43d	1	1.07mi
3259 S University Dr Unit A Fort Worth, TX	3.0	3.0	1490	$2,495	$1.67	43d	1	1.11mi
3605 Jeanette Dr Fort Worth, TX	3.0	2.0	1660	$3,200	$1.93	24d	1	1.13mi
3144 Cockrell Ave Fort Worth, TX	3.0	3.0	2210	$2,550	$1.15	4d	1	1.14mi
3704 Jeanette Dr Fort Worth, TX	4.0	3.0	2148	$2,900	$1.35	15d	1	1.16mi
3315 Rogers Ave Fort Worth, TX	3.0	1.0	1532	$3,300	$2.15	43d	1	1.16mi
2800 Sandage Ave Apt 203 Fort Worth, TX	3.0	3.0	1931	$3,300	$1.71	6d	1	1.20mi
2532 Ryan Ave Fort Worth, TX	3.0	2.0	1416	$2,100	$1.48	43d	1	1.21mi
3817 Winfield Ave Unit 2026 2027 Fort Worth, TX	4.0	4.0	2283	$2,995	$1.31	18d	1	1.22mi
2714 McCart Ave Fort Worth, TX	4.0	4.0	2090	$4,800	$2.30	18d	1	1.24mi
504 E Mason St Fort Worth, TX	4.0	2.0	1600	$2,099	$1.31	17d	1	1.25mi
504 E Mason St Fort Worth, TX	4.0	2.0	1600	$2,650	$1.66	43d	1	1.25mi
2821 Parmer Ave #125 Fort Worth, TX	3.0	3.5	1898	$2,350	$1.24	43d	1	1.26mi

Listing history 25 events

1. 2026-06-18
   days on market $270,000 Active 199 DOM
2. 2026-06-17
   days on market $270,000 Active 198 DOM
3. 2026-06-16
   days on market $270,000 Active 197 DOM
4. 2026-06-15
   days on market $270,000 Active 196 DOM
5. 2026-06-13
   days on market $270,000 Active 194 DOM
6. 2026-06-09
   days on market $270,000 Active 190 DOM
7. 2026-06-08
   days on market $270,000 Active 189 DOM
8. 2026-06-07
   days on market $270,000 Active 188 DOM
9. 2026-06-04
   days on market $270,000 Active 185 DOM
10. 2026-06-03
    days on market $270,000 Active 184 DOM
11. 2026-06-02
    days on market $270,000 Active 183 DOM
12. 2026-06-02
    days on market $270,000 Active 182 DOM
13. 2026-05-31
    days on market $270,000 Active 181 DOM
14. 2025-12-01
    listed $270,000 Active 362-char remark

    Show marketing remark (362 chars)

    Corner lot property with main house and either a guest home or rental attached. The main home has 3 bedrooms and 1.5 baths, covered patio and storage areas, with a Large bonus room upstairs. The guest house has separate entry with 2 bedrooms, 1 bath, kitchen and living room. Corner lot, so ample parking. Main home has central HVAC. Guest unit has window units.

15. 2017-02-14
    soldstatus
16. 2011-06-30
    soldstatus Closed 343-char remark

    Show marketing remark (343 chars)

    Traditional three bedroom, two bath home with lots of charm and character! Nice open floorplan that features large kitchen, bonus room and guest quarters. Close by October 31, 2011 and request up to 3.5% of the final sales price for closing cost assistance! Visit HomePath for Special Offers for more details. Eliqibilty Restrictions Apply.

17. 2011-06-23
    historical Active Option Contract 343-char remark

    Show marketing remark (343 chars)

    Traditional three bedroom, two bath home with lots of charm and character! Nice open floorplan that features large kitchen, bonus room and guest quarters. Close by October 31, 2011 and request up to 3.5% of the final sales price for closing cost assistance! Visit HomePath for Special Offers for more details. Eliqibilty Restrictions Apply.

18. 2011-06-09
    listed $59,900 Active 343-char remark

    Show marketing remark (343 chars)

    Traditional three bedroom, two bath home with lots of charm and character! Nice open floorplan that features large kitchen, bonus room and guest quarters. Close by October 31, 2011 and request up to 3.5% of the final sales price for closing cost assistance! Visit HomePath for Special Offers for more details. Eliqibilty Restrictions Apply.

19. 2011-06-08
    historical
20. 2011-05-12
    price $59,900
21. 2011-04-10
    listed $67,900 Active
22. 2006-04-05
    soldstatus
23. 2006-03-31
    soldstatus
24. 2006-02-16
    historical
25. 2005-09-07
    listed $82,500

ⓘ 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: $4,153 · $346/mo
• Projected year-2 tax: $4,941 · $412/mo
• Expected delta: +$788/yr (+$66/mo · 19.0%)

ⓘ 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 ≥109°F today · 22 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: $33,996
• − Mortgage interest: −$15,124
• − Property taxes: −$4,153
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,720
• − Management: −$2,720
• − Depreciation: −$7,855
• Taxable income: $75
• Est. tax owed @ 24.0%: −$18
• After-tax cash flow: $4,345/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): 33,441
• Household income: $69,790
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 1471.0

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% White 30% Two or more races 24% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 57%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 26% · Canada, China
• Languages at home: 45% English-only · Spanish 52% Other Asian/Pacific 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: ▼ -194.46%
• Current HPI: 274.8888
• Rent YoY: ▲ 0.70%
• 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

+227.3% since first listed

12 events — show timeline

• 2025-12-01 Listed $270,000 NTREIS
• 2017-02-14 Sold (Public Records) — Public Records
• 2011-06-30 Sold (MLS) — NTREIS
• 2011-06-23 Contingent — NTREIS
• 2011-06-09 Listed $59,900 NTREIS
• 2011-06-08 Listing Removed — NTREIS
• 2011-05-12 Price Changed $59,900 NTREIS
• 2011-04-10 Listed $67,900 NTREIS
• 2006-04-05 Sold (Public Records) — Public Records
• 2006-03-31 Sold (MLS) — NTREIS
• 2006-02-16 Listing Removed — NTREIS
• 2005-09-07 Listed $82,500 NTREIS

Property tax history

+3.8%/yr

Latest (2025): $4,153 · -2.4% YoY. Source: county tax records.