1136 E Leuda St · Fort Worth, TX 76104

$97,500

2 bd · 1.0 ba · 1,360 sqft · SingleFamily public records · 59 Days on market

Built 1922 5,009 sqft lot $72/sqft · 62% below area ↓ 13% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

Full Rehab - Priced Accordingly for CASH-HARD MONEY buyers. Excellent value-add opportunity in Fort Worth’s Southside. This 1922 home at 1136 E Leuda St offers approximately 1,360 sq ft and is being sold AS-IS, Seller has never occupied the property. Ideal for investors, builders, or renovation buyers. Property includes a conceptual floor plan demonstrating a potential reconfiguration to a 3-bedroom, 2-bath layout, featuring a spacious open living-dining-kitchen area, primary suite, mudroom, and dedicated laundry. Proposed layout is for reference only; buyer to verify feasibility, permits, and zoning, conceptual floor plan available upon request. Generous lot with flexibility for renovation or future redevelopment. Located near downtown Fort Worth, medical district, major roadways, and ongoing neighborhood revitalization. Strong upside potential for fix-and-flip or long-term rental strategies.

Key facts

• Generous lot
• Primary suite
• Dedicated laundry

Tags

• CONCEPTUAL FLOOR PLAN
• PRIMARY SUITE
• MUDROOM
• DEDICATED LAUNDRY
• GENEROUS LOT
• NEAR DOWNTOWN FORT WORTH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $95k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.6% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 35% of the median local income ($62k/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 $674 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.1% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y 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 1922 — 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 $94,575 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.84% ✓
• Cap rate: 14.58%
• Cash-on-cash: 29.58%
• DSCR: 2.32
• GRM: 4.5

CMA / ARV

• ARV (median comp): $258,628
• List price: $97,500
• Delta: -62.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1116 E Hattie St	0.11mi	3/2.0 (+1)	1,334 (-2%)	3mo	$225,000	$169	80
1237 E Terrell Ave	0.12mi	3/2.0 (+1)	1,506 (+11%)	4mo	$205,000	$136	64
1615 E Hattie St	0.38mi	3/2.0 (+1)	1,289 (-5%)	4mo	$260,000	$202	61
1124 E Annie St	0.15mi	3/2.0 (+1)	1,201 (-12%)	4mo	$269,900	$225	61
1454 Avenue Ave E	0.45mi	3/2.0 (+1)	1,314 (-3%)	6mo	$242,900	$185	59
1601 E Cannon St	0.33mi	3/2.0 (+1)	1,250 (-8%)	6mo	$214,999	$172	57
1832 E Broadway Ave	0.74mi	3/2.0 (+1)	1,338 (-2%)	1mo	$262,000	$196	53
1402 Driess St	0.58mi	3/2.0 (+1)	1,450 (+7%)	1mo	$295,000	$203	52
1421 South Fwy	0.70mi	3/1.0 (+1)	1,398 (+3%)	7mo	$95,000	$68	51
1429 Missouri Ave	0.69mi	3/2.0 (+1)	1,409 (+4%)	4mo	$275,000	$195	49
1420 Driess St	0.61mi	3/2.0 (+1)	1,213 (-11%)	7mo	$200,000	$165	39
1006 E Allen Ave	0.73mi	3/2.0 (+1)	1,504 (+11%)	1mo	$305,000	$203	38

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 · 0.05% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 1.80×
• Total profit: $21,969
• Equity at exit: $14,538

10-year hold

• IRR: 26.6%
• Equity multiple: 3.00×
• Total profit: $54,621
• Equity at exit: $8,430

Cash invested: $27,300 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,792 high
• Mortgage (P&I): −$511
• Tax from tax record: −$191 /mo · $2,289/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $673

Break-even live

Break-even rent $940

Max offer price $97,500

Occupancy floor 57%

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1228 E Leuda St Fort Worth, TX	3.0	2.0	1388	$2,100	$1.51	44d	1	0.07mi
1017 E Humbolt St Fort Worth, TX	2.0	2.0	1400	$1,550	$1.11	44d	1	0.19mi
1032 E Tucker St Fort Worth, TX	3.0	2.0	1796	$2,100	$1.17	15d	1	0.26mi
1521 E Cannon St Fort Worth, TX	2.0	2.0	1140	$1,600	$1.40	44d	1	0.28mi
612 Luxton St Unit 202 Fort Worth, TX	2.0	1.0	900	$1,095	$1.22	44d	1	0.30mi
1601 E Leuda St Fort Worth, TX	3.0	2.0	1197	$1,750	$1.46	44d	1	0.30mi
921 E Hattie St Unit 1301587P Fort Worth, TX	3.0	3.0	1517	$4,701	$3.10	15d	1	0.32mi
1057 E Oleander St Fort Worth, TX	3.0	2.5	1501	$2,435	$1.62	21d	1	0.32mi
1332 Driess St Fort Worth, TX	3.0	2.0	1565	$1,850	$1.18	18d	1	0.54mi
1605 E Morphy St Fort Worth, TX	3.0	2.0	1090	$1,425	$1.31	2d	1	0.67mi
220 E Broadway Ave Unit 257 Fort Worth, TX	2.0	2.0	1082	$1,944	$1.80	44d	1	0.74mi
220 E Broadway Ave Unit 2121 Fort Worth, TX	2.0	2.0	1151	$1,946	$1.69	3d	1	0.74mi
958 E Allen Ave Fort Worth, TX	3.0	3.0	1568	$4,300	$2.74	44d	1	0.74mi
320 E Broadway Ave Fort Worth, TX	2.0	1.0–2.0	861	$2,089	$2.42	1d	30	0.75mi
1516 E Maddox Ave Fort Worth, TX	3.0	2.0	1485	$1,895	$1.28	22d	1	0.77mi
1016 Bryan Ave Unit 102 Fort Worth, TX	2.0	2.5	1400	$2,500	$1.79	24d	1	0.79mi
220 E Broadway Ave Fort Worth, TX	2.0	2.0	1228	$2,134	$1.74	24d	1	0.81mi
650 S Main St Unit 510 Fort Worth, TX	2.0	2.0	1068	$1,614	$1.51	14d	1	0.84mi
650 S Main St Unit 707 Fort Worth, TX	2.0	2.0	1068	$1,619	$1.52	15d	1	0.84mi
1310 Crawford St Fort Worth, TX	2.0	2.0	938	$1,393	$1.49	6d	1	0.84mi
650 S Main St Fort Worth, TX	2.0	2.0	1257	$1,799	$1.43	14d	1	0.87mi
650 S Main St Fort Worth, TX	1.0–2.0	1.0–2.0	944	$1,799	$1.91	3d	22	0.87mi
1601 Daniel St Fort Worth, TX	3.0	2.0	1869	$1,795	$0.96	5d	1	0.91mi
1327 E Baltimore Ave Fort Worth, TX	3.0	2.0	1426	$1,650	$1.16	24d	1	0.93mi
218 W Broadway Ave Fort Worth, TX	2.0	1.0–2.0	848	$2,583	$3.04	2d	19	0.96mi
200 W Daggett Ave Fort Worth, TX	1.0–2.0	1.0–2.0	944	$2,146	$2.27	2d	12	0.98mi
1016 E Arlington Ave Unit C Fort Worth, TX	2.0	1.0	918	$995	$1.08	17d	1	1.01mi
1015 S Jennings Ave Unit 612 Fort Worth, TX	3.0	2.0	1238	$1,656	$1.34	3d	1	1.01mi
1015 S Jennings Ave Unit 1048 Fort Worth, TX	3.0	2.0	1238	$1,699	$1.37	44d	1	1.01mi
1015 S Jennings Ave Unit 3121 Fort Worth, TX	3.0	2.0	1238	$1,656	$1.34	20d	1	1.01mi
1015 S Jennings Ave Unit 1072 Fort Worth, TX	2.0	2.0	986	$1,269	$1.29	13d	1	1.01mi
1015 S Jennings Ave Unit 2121 Fort Worth, TX	2.0	2.0	986	$996	$1.01	3d	1	1.01mi
315 W Magnolia Ave Fort Worth, TX	2.0	1.0–2.0	827	$2,118	$2.56	2d	40	1.06mi
1125 S Jennings Ave Ste 203 Fort Worth, TX	1.0	1.0	975	$1,395	$1.43	44d	1	1.06mi
1125 S Jennings Ave Unit 201 Fort Worth, TX	1.0	1.0	975	$1,520	$1.56	44d	1	1.06mi
1229 E Harvey Ave Fort Worth, TX	3.0	2.0	1684	$2,175	$1.29	5d	1	1.09mi
501 W Rosedale St Fort Worth, TX	1.0–2.0	1.0–2.0	795	$1,990	$2.50	3d	19	1.09mi
120 Saint Louis Ave Fort Worth, TX	1.0–2.0	1.0–2.0	1106	$2,022	$1.83	44d	7	1.12mi
2104 Daniel St Fort Worth, TX	3.0	2.0	1440	$1,675	$1.16	44d	1	1.12mi
400 S Jennings St Unit 457 Fort Worth, TX	2.0	2.0	1084	$1,521	$1.40	3d	1	1.13mi

Listing history 35 events

1. 2026-06-18
   days on market $97,500 Active 59 DOM
2. 2026-06-17
   days on market $97,500 Active 58 DOM
3. 2026-06-16
   days on market $97,500 Active 57 DOM
4. 2026-06-15
   days on market $97,500 Active 56 DOM
5. 2026-06-13
   days on market $97,500 Active 54 DOM
6. 2026-06-10
   price $97,500 Active 50 DOM
7. 2026-06-09
   days on market $99,990 Active 50 DOM
8. 2026-06-08
   days on market $99,990 Active 49 DOM
9. 2026-06-07
   days on market $99,990 Active 48 DOM
10. 2026-06-04
    days on market $99,990 Active 45 DOM
11. 2026-06-03
    days on market $99,990 Active 44 DOM
12. 2026-06-02
    days on market $99,990 Active 43 DOM
13. 2026-06-01
    days on market $99,990 Active 42 DOM
14. 2026-05-31
    days on market $99,990 Active 41 DOM
15. 2026-04-20
    listed $99,990 Active 917-char remark

    Show marketing remark (917 chars)

    Full Rehab - Priced Accordingly for CASH-HARD MONEY buyers. Excellent value-add opportunity in Fort Worth’s Southside. This 1922 home at 1136 E Leuda St offers approximately 1,360 sq ft and is being sold AS-IS, Seller has never occupied the property. Ideal for investors, builders, or renovation buyers. Property includes a conceptual floor plan demonstrating a potential reconfiguration to a 3-bedroom, 2-bath layout, featuring a spacious open living-dining-kitchen area, primary suite, mudroom, and dedicated laundry. Proposed layout is for reference only; buyer to verify feasibility, permits, and zoning, conceptual floor plan available upon request. Generous lot with flexibility for renovation or future redevelopment. Located near downtown Fort Worth, medical district, major roadways, and ongoing neighborhood revitalization. Strong upside potential for fix-and-flip or long-term rental strategies.

16. 2026-03-19
    historical
17. 2026-03-05
    price $107,900
18. 2026-02-27
    status Active
19. 2026-02-24
    historical Active Option Contract
20. 2026-02-15
    status Active
21. 2026-02-05
    status Pending
22. 2026-02-03
    historical Active Option Contract
23. 2026-01-20
    price $109,900
24. 2026-01-05
    listed $113,900 Active
25. 2025-10-07
    historical
26. 2025-08-07
    status Active
27. 2025-08-06
    listed $115,000 Active
28. 2025-06-30
    historical
29. 2025-06-10
    listed $129,900 Active
30. 2024-11-15
    soldstatus Closed
31. 2024-10-29
    status Pending
32. 2024-09-26
    status Active
33. 2024-09-21
    historical Active Option Contract
34. 2024-08-10
    price $104,900
35. 2024-06-28
    listed $114,900 Active

ⓘ 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: $2,289 · $191/mo
• Projected year-2 tax: $2,289 · $191/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 ≥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: $21,504
• − Mortgage interest: −$5,462
• − Property taxes: −$2,289
• − Insurance: −$488
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − Depreciation: −$2,836
• Taxable income: $6,989
• Est. tax owed @ 24.0%: −$1,677
• After-tax cash flow: $6,399/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

-13.0% since first listed

21 events — show timeline

• 2026-04-20 Listed $99,990 NTREIS
• 2026-03-19 Listing Removed — NTREIS
• 2026-03-05 Price Changed $107,900 NTREIS
• 2026-02-27 Relisted — NTREIS
• 2026-02-24 Contingent — NTREIS
• 2026-02-15 Relisted — NTREIS
• 2026-02-05 Pending — NTREIS
• 2026-02-03 Contingent — NTREIS
• 2026-01-20 Price Changed $109,900 NTREIS
• 2026-01-05 Listed $113,900 NTREIS
• 2025-10-07 Listing Removed — NTREIS
• 2025-08-07 Relisted — NTREIS
• 2025-08-06 Listed $115,000 NTREIS
• 2025-06-30 Listing Removed — NTREIS
• 2025-06-10 Listed $129,900 NTREIS
• 2024-11-15 Sold (MLS) — NTREIS
• 2024-10-29 Pending — NTREIS
• 2024-09-26 Relisted — NTREIS
• 2024-09-21 Contingent — NTREIS
• 2024-08-10 Price Changed $104,900 NTREIS
• 2024-06-28 Listed $114,900 NTREIS

Property tax history

+9.7%/yr

Latest (2025): $2,289 · +110.0% YoY. Source: county tax records.