5417 Como Dr · Fort Worth, TX 76107

$189,000

3 bd · 1.0 ba · 744 sqft · SingleFamily public records · 209 Days on market

Built 1950 6,273 sqft lot $254/sqft · 13% above area Est $167k · 13% over ↓ 6% since listing

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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).

• Cash flow +21.8/30.0
• DSCR +7.0/10.0
• 1% rule +5.4/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

*UPDATE* Back on market, Previous buyer terminated during the option period. Property available immediately! Charming 3-bedroom, 1-bath home located in the heart of Fort Worth’s historic Como community. This cozy 744 sq ft property sits on an oversized lot with a massive backyard offering endless possibilities for outdoor living, expansion, or value-add upgrades. Ideal for first-time buyers or investors looking for a strong rental or flip opportunity in a rapidly growing area. The home is conveniently located minutes from the Cultural District, Camp Bowie, Dickies Arena, Downtown Fort Worth, shopping, dining, and major highways. Large-lot homes in Como are in high demand and rarely stay on the market long. Schedule your showing through BrokerBay today.

Key facts

• Massive backyard
• Oversized lot
• Conveniently located

Tags

• MASSIVE BACKYARD
• OVERSIZED LOT
• HISTORIC COMO COMMUNITY
• CONVENIENTLY LOCATED
• STRONG RENTAL OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 rising (+2.9%/yr); 271 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 209 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 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 1950 — 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. 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?
8. 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.
9. 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.
10. 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: 1.04% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.67%
• DSCR: 1.30
• GRM: 8.0

CMA / ARV

• ARV (median comp): $166,552
• List price: $189,000
• Delta: 13.48%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4808 Littlepage St	0.43mi	2/1.0 (-1)	748 (+0%)	7mo	$174,900	$234	68
5516 Fletcher Ave	0.74mi	2/1.0 (-1)	750 (+1%)	19mo	$198,000	$264	43
4912 Littlepage St	0.44mi	2/1.0 (-1)	825 (+11%)	21mo	$175,000	$212	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 · 2.94% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-12,019
• Equity at exit: $28,181

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $13,163
• Equity at exit: $16,341

Cash invested: $52,920 (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 76107

• Rents YoY: 2.9%
• Active inventory: 271
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,966 high
• Mortgage (P&I): −$991
• Tax from tax record: −$189 /mo · $2,270/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $294

Break-even live

Break-even rent $1,594

Max offer price $189,000

Occupancy floor 80%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4716 Littlepage St Fort Worth, TX	2.0	1.0	748	$1,195	$1.60	24d	1	0.41mi
4945 Gage Ave Fort Worth, TX	3.0	1.0–3.0	1217	$4,290	$3.52	1d	45	0.43mi
4900 Bryant Irvin Rd N Unit 2121 Fort Worth, TX	2.0	2.0	750	$1,257	$1.68	2d	1	0.48mi
4900 Bryant Irvin Rd N Unit 4957 Fort Worth, TX	2.0	2.0	750	$1,300	$1.73	11d	1	0.50mi
4900 Gage Ave Fort Worth, TX	1.0–3.0	1.0–2.0	1128	$6,416	$5.69	1d	42	0.51mi
5209 Kilpatrick Ave Fort Worth, TX	2.0	1.0	650	$1,500	$2.31	43d	1	0.63mi
2500 River Park Dr Fort Worth, TX	1.0–2.0	1.0–2.0	1006	$2,686	$2.67	1d	19	0.65mi
2751 River Park Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1024	$2,340	$2.28	1d	43	0.91mi
4727 Wellesley Ave Fort Worth, TX	2.0	1.0–2.0	786	$1,430	$1.82	10d	15	1.07mi
4720 Wellesley Ave Fort Worth, TX	1.0–2.0	1.0	745	$1,175	$1.58	24d	1	1.10mi
5828 Arborlawn Dr Fort Worth, TX	2.0	1.0–2.5	1006	$2,904	$2.89	1d	41	1.22mi
3101 River Park Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1110	$1,905	$1.72	1d	32	1.24mi
2450 Oak Hill Cir Fort Worth, TX	1.0–4.0	1.0–2.5	1120	$2,563	$2.29	1d	80	1.31mi
3964 Watercourse Dr Fort Worth, TX	3.0	1.0–2.0	1028	$2,802	$2.72	1d	31	1.36mi
3309 Riveroad Ct Fort Worth, TX	1.0–2.0	1.0–2.0	817	$1,504	$1.84	4d	30	1.38mi
2501 Oak Hill Cir Fort Worth, TX	1.0–3.0	1.0–2.0	921	$2,128	$2.31	1d	43	1.42mi
5885 Calmont Ave Fort Worth, TX	1.0–3.0	1.0–2.5	1214	$3,358	$2.77	1d	151	1.43mi

Listing history 18 events

1. 2026-06-18
   days on market $189,000 Active 209 DOM
2. 2026-06-17
   days on market $189,000 Active 208 DOM
3. 2026-06-16
   days on market $189,000 Active 207 DOM
4. 2026-06-15
   days on market $189,000 Active 206 DOM
5. 2026-06-13
   days on market $189,000 Active 204 DOM
6. 2026-06-09
   days on market $189,000 Active 200 DOM
7. 2026-06-08
   days on market $189,000 Active 199 DOM
8. 2026-06-07
   days on market $189,000 Active 198 DOM
9. 2026-06-04
   days on market $189,000 Active 195 DOM
10. 2026-06-03
    days on market $189,000 Active 194 DOM
11. 2026-06-02
    days on market $189,000 Active 193 DOM
12. 2026-06-02
    days on market $189,000 Active 192 DOM
13. 2026-05-31
    days on market $189,000 Active 191 DOM
14. 2026-04-08
    price $189,000 768-char remark

    Show marketing remark (768 chars)

    *UPDATE* Back on market, Previous buyer terminated during the option period. Property available immediately! Charming 3-bedroom, 1-bath home located in the heart of Fort Worth’s historic Como community. This cozy 744 sq ft property sits on an oversized lot with a massive backyard offering endless possibilities for outdoor living, expansion, or value-add upgrades. Ideal for first-time buyers or investors looking for a strong rental or flip opportunity in a rapidly growing area. The home is conveniently located minutes from the Cultural District, Camp Bowie, Dickies Arena, Downtown Fort Worth, shopping, dining, and major highways. Large-lot homes in Como are in high demand and rarely stay on the market long. Schedule your showing through BrokerBay today.

15. 2025-12-13
    status Active 768-char remark

    Show marketing remark (768 chars)

    *UPDATE* Back on market, Previous buyer terminated during the option period. Property available immediately! Charming 3-bedroom, 1-bath home located in the heart of Fort Worth’s historic Como community. This cozy 744 sq ft property sits on an oversized lot with a massive backyard offering endless possibilities for outdoor living, expansion, or value-add upgrades. Ideal for first-time buyers or investors looking for a strong rental or flip opportunity in a rapidly growing area. The home is conveniently located minutes from the Cultural District, Camp Bowie, Dickies Arena, Downtown Fort Worth, shopping, dining, and major highways. Large-lot homes in Como are in high demand and rarely stay on the market long. Schedule your showing through BrokerBay today.

16. 2025-12-03
    historical Active Option Contract 768-char remark

    Show marketing remark (768 chars)

    *UPDATE* Back on market, Previous buyer terminated during the option period. Property available immediately! Charming 3-bedroom, 1-bath home located in the heart of Fort Worth’s historic Como community. This cozy 744 sq ft property sits on an oversized lot with a massive backyard offering endless possibilities for outdoor living, expansion, or value-add upgrades. Ideal for first-time buyers or investors looking for a strong rental or flip opportunity in a rapidly growing area. The home is conveniently located minutes from the Cultural District, Camp Bowie, Dickies Arena, Downtown Fort Worth, shopping, dining, and major highways. Large-lot homes in Como are in high demand and rarely stay on the market long. Schedule your showing through BrokerBay today.

17. 2025-11-21
    listed $200,000 Active 768-char remark

    Show marketing remark (768 chars)

    *UPDATE* Back on market, Previous buyer terminated during the option period. Property available immediately! Charming 3-bedroom, 1-bath home located in the heart of Fort Worth’s historic Como community. This cozy 744 sq ft property sits on an oversized lot with a massive backyard offering endless possibilities for outdoor living, expansion, or value-add upgrades. Ideal for first-time buyers or investors looking for a strong rental or flip opportunity in a rapidly growing area. The home is conveniently located minutes from the Cultural District, Camp Bowie, Dickies Arena, Downtown Fort Worth, shopping, dining, and major highways. Large-lot homes in Como are in high demand and rarely stay on the market long. Schedule your showing through BrokerBay today.

18. 2007-01-21
    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: $2,270 · $189/mo
• Projected year-2 tax: $3,459 · $288/mo
• Expected delta: +$1,189/yr (+$99/mo · 52.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,591
• − Mortgage interest: −$10,587
• − Property taxes: −$2,270
• − Insurance: −$945
• − Repairs & maintenance: −$1,887
• − Management: −$1,887
• − Depreciation: −$5,498
• Taxable income: $516
• Est. tax owed @ 24.0%: −$124
• After-tax cash flow: $3,404/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): 30,994
• Household income: $79,990
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 2303.0

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 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 20% Black 15% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 1%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 82% English-only · Spanish 14% French/Haitian/Cajun 1% Chinese 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: ▼ -447.90%
• Current HPI: 296.4355
• Rent YoY: ▲ 2.94%
• 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

-5.5% since first listed

5 events — show timeline

• 2026-04-08 Price Changed $189,000 NTREIS
• 2025-12-13 Relisted — NTREIS
• 2025-12-03 Contingent — NTREIS
• 2025-11-21 Listed $200,000 NTREIS
• 2007-01-21 Sold (Public Records) — Public Records

Property tax history

+12.6%/yr

Latest (2025): $2,270 · -2.4% YoY. Source: county tax records.