4841 Eastover Ave · Fort Worth, TX 76119

$129,500

3 bd · 2.0 ba · 1,000 sqft · SingleFamily public records · 4 Days on market

Built 1969 6,882 sqft lot Est $170k · 24% 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

3-bedroom, 2-bath home with endless potential! This property is ready for your vision and would make an excellent investment opportunity. Spacious layout with great bones and plenty of upside for the right buyer. Being sold as-is. Bring your ideas and make this property shine! MULTIPLE OFFER SITUATION. DUE TO THE LARGE AMOUNT OF INTEREST, WE ARE ONLY ACCEPTING OFFERS AND QUESTIONS VIA EMAIL AT THIS TIME. RESPONSES WILL NOT BE PROVIDED TO CALLS OR TEXTS.

Key facts

• 6,882 sq ft lot
• 2 garage spots
• Built 1969

Property features AI

Finance

• Other: Property type: Residential, single family; Parcel number available
• Financial info: Listing terms: Cash; Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Driveway; Garage; Covered parking for 2 vehicles; 2-car attached garage
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; One story; Built in 1969; Not attached to another property
• Construction: Year built 1969
• Exterior features: Less than 0.5-acre lot (approximately 0.158 acres); Subdivision: Echo Heights Add; Directions: Please refer to GPS

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cable TV available; High-speed internet available; Single-level living
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 9.4% 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: 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: W M Green El (math 10% / reading 23%, grade F, #3,946 of 4,322 statewide, top 92%, 564 students, 96% FRL) — zoned schools average 96% FRL vs 73% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.6%/yr); 186 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 38% of the median local income ($51k/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 $895 of loan paydown is wiped out by about $4k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $129,500

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.24% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.23%
• DSCR: 1.50
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $170,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4505 Pecos St	0.18mi	3/1.5	1,003 (+0%)	12mo	$215,000	$214	79
4308 E Kellis St	0.10mi	3/1.0	994 (-1%)	15mo	$158,800	$160	78
4125 Martin St	0.26mi	3/1.0	988 (-1%)	14mo	$124,500	$126	70
4311 Fairlane Ave	0.28mi	2/1.0 (-1)	943 (-6%)	0mo	$175,000	$186	68
5120 Nell St	0.47mi	3/2.5	992 (-1%)	11mo	$215,900	$218	65
4808 Nell St	0.11mi	3/2.0	1,100 (+10%)	21mo	$125,000	$114	61
5011 Miller Ave	0.39mi	2/2.0 (-1)	910 (-9%)	3mo	$220,000	$242	60
4921 Nell St	0.11mi	3/1.5	1,120 (+12%)	18mo	$190,000	$170	58
4240 Asbury Ave	0.68mi	3/1.0	988 (-1%)	11mo	$149,900	$152	53
3557 Kellis St	0.74mi	4/2.0 (+1)	1,084 (+8%)	12mo	$119,000	$110	37
4320 Carmel Ave	0.75mi	3/1.0	1,100 (+10%)	10mo	$199,900	$182	36
3908 Wilbarger St	0.73mi	3/1.0	1,136 (+14%)	21mo	$160,000	$141	22

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: -3.1%
• Equity multiple: 0.89×
• Total profit: $-4,035
• Equity at exit: $19,309

10-year hold

• IRR: 2.8%
• Equity multiple: 1.17×
• Total profit: $6,293
• Equity at exit: $11,197

Cash invested: $36,260 (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 76119

• Home prices YoY: -6.4%
• Rents YoY: -1.6%
• Active inventory: 186
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,609 high
• Mortgage (P&I): −$679
• Tax from tax record: −$198 /mo · $2,379/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $339

Break-even live

Break-even rent $1,179

Max offer price $129,500

Occupancy floor 74%

Sensitivity live

Price	-10% $413	-5% $376	+0% $339	+5% $303	+10% $266
Rent	-10% $212	-5% $276	+0% $339	+5% $403	+10% $466
Rate	-1.0pp $405	-0.5pp $372	base $339	+0.5pp $306	+1.0pp $272

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4959 Miller Ave Unit 4959 Fort Worth, TX	2.0	1.0	780	$1,200	$1.54	25d	1	0.20mi
5237 Flamingo Rd Fort Worth, TX	4.0	2.0	1386	$2,500	$1.80	7d	1	0.62mi
4217 Wilhelm St Fort Worth, TX	3.0	2.0	1380	$1,650	$1.20	44d	1	0.89mi
4336 Jana Dr Fort Worth, TX	3.0	1.0	1070	$1,650	$1.54	4d	1	0.93mi
3229 Denman St Fort Worth, TX	3.0	1.0	1236	$1,550	$1.25	11d	1	1.10mi
4508 Wiman Dr Fort Worth, TX	3.0	2.0	1045	$1,580	$1.51	7d	1	1.26mi
3758 Donalee St Fort Worth, TX	3.0	1.0	720	$1,395	$1.94	44d	1	1.32mi
5532 Shore Point Trl Fort Worth, TX	3.0	2.5	1446	$1,950	$1.35	44d	1	1.41mi
5605 Topwater Trl Fort Worth, TX	2.0	2.0	845	$2,200	$2.60	44d	1	1.48mi
5055 Virgil St Fort Worth, TX	3.0	2.0	1089	$1,650	$1.52	25d	1	1.48mi
3500 Brambleton Pl Forest Hill, TX	3.0	1.5	1190	$1,625	$1.37	44d	1	1.49mi

Listing history 19 events

1. 2026-05-15
   status Pending
2. 2026-05-11
   listed $129,500 Active
3. 2026-04-01
   soldstatus
4. 2026-04-01
   soldstatus
5. 2026-02-11
   soldstatus
6. 2026-02-11
   soldstatus
7. 2025-12-23
   soldstatus
8. 2025-12-23
   soldstatus
9. 2025-12-17
   soldstatus
10. 2025-12-15
    soldstatus
11. 2025-12-15
    soldstatus
12. 2025-12-15
    soldstatus
13. 2025-12-15
    soldstatus
14. 2025-12-15
    soldstatus
15. 2025-12-15
    soldstatus
16. 2025-12-10
    soldstatus
17. 2025-12-10
    soldstatus
18. 2025-12-08
    soldstatus
19. 2025-12-01
    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: $2,379 · $198/mo
• Projected year-2 tax: $2,379 · $198/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 5/10 Major 26% 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: $19,302
• − Mortgage interest: −$7,254
• − Property taxes: −$2,379
• − Insurance: −$648
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − Depreciation: −$3,767
• Taxable income: $2,166
• Est. tax owed @ 24.0%: −$520
• After-tax cash flow: $3,553/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): 52,974
• Household income: $51,267
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 2221.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 51% Black 36% Two or more races 26% White 8% Asian 3%
• Hispanic origin (detail): Mexican 44%
• Foreign-born: 25% · Canada, Philippines
• Languages at home: 54% English-only · Spanish 42% Other Indo-European 2% Other Asian/Pacific 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: ▼ -23.04%
• Current HPI: 336.7941
• Rent YoY: ▼ -1.61%
• 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

19 events — show timeline

• 2026-05-15 Pending — NTREIS
• 2026-05-11 Listed $129,500 NTREIS
• 2026-04-01 Sold (Public Records) — Public Records
• 2026-04-01 Sold (Public Records) — Public Records
• 2026-02-11 Sold (Public Records) — Public Records
• 2026-02-11 Sold (Public Records) — Public Records
• 2025-12-23 Sold (Public Records) — Public Records
• 2025-12-23 Sold (Public Records) — Public Records
• 2025-12-17 Sold (Public Records) — Public Records
• 2025-12-15 Sold (Public Records) — Public Records
• 2025-12-15 Sold (Public Records) — Public Records
• 2025-12-15 Sold (Public Records) — Public Records
• 2025-12-15 Sold (Public Records) — Public Records
• 2025-12-15 Sold (Public Records) — Public Records
• 2025-12-15 Sold (Public Records) — Public Records
• 2025-12-10 Sold (Public Records) — Public Records
• 2025-12-10 Sold (Public Records) — Public Records
• 2025-12-08 Sold (Public Records) — Public Records
• 2025-12-01 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,379 · -2.4% YoY. Source: county tax records.