1812 Arch St · Fort Worth, TX 76105

$150,000

2 bd · 1.0 ba · 360 sqft · SingleFamily public records · 65 Days on market

Built 1947 10,125 sqft lot

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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).

• Appreciation +10.0/10.0
• Cash flow +9.0/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Excellent investment opportunity! This multi-unit property features three units across two structures—a duplex plus a detached accessory unit—offering multiple income streams. The duplex totals 688 square feet, with an additional 292 square foot unit providing added rental flexibility. Recent upgrades throughout the property include new siding, updated AC, partial plumbing upgraded to pex, and exterior improvements—giving investors a valuable head start on improvements and reducing upfront renovation costs. Property is being sold as-is.

Key facts

• Recent upgrades
• New siding
• Updated ac

Tags

• MULTI-UNIT PROPERTY
• DUPLEX
• DETACHED ACCESSORY UNIT
• RECENT UPGRADES
• NEW SIDING
• UPDATED AC

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (22.9% below list).
• Recommended offer: $116k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: 101 active listings in the ZIP; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 30% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Tarrant County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,719 (22.9% 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 65 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1947 — 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: 0.77% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.33%
• DSCR: 0.85
• GRM: 10.8

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: 21.9%
• Equity multiple: 2.77×
• Total profit: $74,274
• Equity at exit: $135,132

10-year hold

• IRR: 19.7%
• Equity multiple: 6.35×
• Total profit: $224,599
• Equity at exit: $291,417

Cash invested: $42,000 (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 76105

• Home prices YoY: 14.2%
• Active inventory: 101
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$182 /mo · $2,181/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-117

Break-even live

Break-even rent $1,305

Max offer price $129,381

Occupancy floor —

Sensitivity live

Price	-10% $-32	-5% $-74	+0% $-117	+5% $-159	+10% $-202
Rent	-10% $-208	-5% $-162	+0% $-117	+5% $-71	+10% $-25
Rate	-1.0pp $-41	-0.5pp $-79	base $-117	+0.5pp $-156	+1.0pp $-195

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-08
   status $150,000 Pending 65 DOM
2. 2026-06-07
   pricedays on market $150,000 Active 65 DOM
3. 2026-06-04
   days on market $155,000 Active 62 DOM
4. 2026-06-03
   days on market $155,000 Active 61 DOM
5. 2026-06-02
   days on market $155,000 Active 60 DOM
6. 2026-06-01
   days on market $155,000 Active 59 DOM
7. 2026-05-31
   days on market $155,000 Active 58 DOM
8. 2026-04-28
   price $155,000 566-char remark

   Show marketing remark (566 chars)

   Excellent investment opportunity! This multi-unit property features three units across two structures—a duplex plus a detached accessory unit—offering multiple income streams. The duplex totals 688 square feet, with an additional 292 square foot unit providing added rental flexibility. Recent upgrades throughout the property include new siding, updated AC, partial plumbing upgraded to pex, and exterior improvements—giving investors a valuable head start on improvements and reducing upfront renovation costs. Property is being sold as-is.

9. 2026-04-13
   status Active 566-char remark

   Show marketing remark (566 chars)

   Excellent investment opportunity! This multi-unit property features three units across two structures—a duplex plus a detached accessory unit—offering multiple income streams. The duplex totals 688 square feet, with an additional 292 square foot unit providing added rental flexibility. Recent upgrades throughout the property include new siding, updated AC, partial plumbing upgraded to pex, and exterior improvements—giving investors a valuable head start on improvements and reducing upfront renovation costs. Property is being sold as-is.

10. 2026-04-09
    historical Active Option Contract 566-char remark

    Show marketing remark (566 chars)

    Excellent investment opportunity! This multi-unit property features three units across two structures—a duplex plus a detached accessory unit—offering multiple income streams. The duplex totals 688 square feet, with an additional 292 square foot unit providing added rental flexibility. Recent upgrades throughout the property include new siding, updated AC, partial plumbing upgraded to pex, and exterior improvements—giving investors a valuable head start on improvements and reducing upfront renovation costs. Property is being sold as-is.

11. 2026-04-03
    listed $160,000 Active 566-char remark

    Show marketing remark (566 chars)

    Excellent investment opportunity! This multi-unit property features three units across two structures—a duplex plus a detached accessory unit—offering multiple income streams. The duplex totals 688 square feet, with an additional 292 square foot unit providing added rental flexibility. Recent upgrades throughout the property include new siding, updated AC, partial plumbing upgraded to pex, and exterior improvements—giving investors a valuable head start on improvements and reducing upfront renovation costs. Property is being sold as-is.

12. 2026-03-30
    historical
13. 2025-12-11
    listed $160,000 Active
14. 2025-10-08
    price $175,000
15. 2025-10-08
    historical
16. 2025-09-22
    price $190,000
17. 2025-08-21
    price $200,000
18. 2025-08-12
    listed $225,000 Active
19. 2025-06-04
    historical
20. 2025-05-08
    price $250,000
21. 2025-05-07
    listed $25,000 Active
22. 2024-08-09
    soldstatus
23. 2024-08-08
    status Active
24. 2024-08-07
    soldstatus Closed
25. 2024-05-29
    historical Active Option Contract
26. 2024-05-04
    listed $115,000 Active
27. 1994-06-07
    soldstatus
28. 1991-04-19
    soldstatus

ⓘ 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: $2,181 · $182/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$564/yr (+$47/mo · 25.8%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $13,886
• − Mortgage interest: −$8,402
• − Property taxes: −$2,181
• − Insurance: −$750
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$4,364
• Taxable loss: −$4,033
• Est. tax savings @ 24.0%: +$968
• After-tax cash flow: $-433/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

+34.8% since first listed

21 events — show timeline

• 2026-04-28 Price Changed $155,000 NTREIS
• 2026-04-13 Relisted — NTREIS
• 2026-04-09 Contingent — NTREIS
• 2026-04-03 Listed $160,000 NTREIS
• 2026-03-30 Listing Removed — NTREIS
• 2025-12-11 Listed $160,000 NTREIS
• 2025-10-08 Price Changed $175,000 NTREIS
• 2025-10-08 Listing Removed — NTREIS
• 2025-09-22 Price Changed $190,000 NTREIS
• 2025-08-21 Price Changed $200,000 NTREIS
• 2025-08-12 Listed $225,000 NTREIS
• 2025-06-04 Listing Removed — NTREIS
• 2025-05-08 Price Changed $250,000 NTREIS
• 2025-05-07 Listed $25,000 NTREIS
• 2024-08-09 Sold (Public Records) — Public Records
• 2024-08-08 Relisted — NTREIS
• 2024-08-07 Sold (MLS) — NTREIS
• 2024-05-29 Contingent — NTREIS
• 2024-05-04 Listed $115,000 NTREIS
• 1994-06-07 Sold (Public Records) — Public Records
• 1991-04-19 Sold (Public Records) — Public Records

Property tax history

+12.7%/yr

Latest (2025): $2,181 · -4.3% YoY. Source: county tax records.