3250 Grover Ave · Fort Worth, TX 76106

$80,000

3 bd · 1.0 ba · 1,076 sqft · SingleFamily public records · 12 Days on market

Built 1950 6,665 sqft lot $74/sqft · 52% below area

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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
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Property has severe fire damage. Property is being marketed as lot value only. NO ACCESS IS ALLOWED. Do not try to enter. The cleanup will be the responsibly of the buyer after closing. Property is subject to a 3-day First Look Period. Seller will negotiate after that period expires. Cash offer require 10% EMD or $1000.00 minimum. Seller does not accept blind offers, escalation clauses or wholesalers. Buyer & Buyers Agent to verify all information. ALL HIGHEST AND BEST OFFERS HAVE BEEN SUBMITTED TO THE SELLER.

Key facts

• 6,665 sq ft lot
• Built 1950
• Listed 12 days

Property features AI

Finance

• Other: Property located in Tarrant County, United States
• Financial info: Listing is Real Estate Owned
• HOA & community: No homeowners association

Exterior

• Parking: No designated covered or carport spaces; No parking features
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; Residential property; One story; Property is not attached
• Construction: Frame construction; Built in 1950
• Exterior features: Lot under 0.5 acre (approx. 0.153 acres); Subdivision: Diamond Hill Highlands Add

Interior

• Kitchen: No appliances listed
• Bedrooms: Primary bedroom on level 1, approx. 11 x 14; Second bedroom on level 1, approx. 12 x 10; Two bedrooms total
• Bathrooms: One full bathroom
• Heating & cooling: No cooling system listed
• Interior features: One-level layout; Other interior features
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 15.0% 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: Clifford Davis El (math 6% / reading 12%, grade F, #4,293 of 4,322 statewide, top 99%, 757 students, 98% FRL) — zoned schools average 98% FRL vs 73% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 9% at this address vs 23% district-wide (-14 pts) — the specific schools serving this property underperform the Fort Worth ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.0%/yr); 69 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 36% of the median local income ($55k/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 $553 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1950 — 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 $80,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.07% ✓
• Cap rate: 15.03%
• Cash-on-cash: 31.21%
• DSCR: 2.39
• GRM: 4.0

CMA / ARV

• ARV (median comp): $167,147
• List price: $80,000
• Delta: -52.14%
• 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
3250 Grover Ave	0.00mi	2/1.0 (-1)	1,076 (0%)	0mo	$80,000	$74	95
3300 Ray Simon Dr	0.19mi	2/1.0 (-1)	1,068 (-1%)	4mo	$150,000	$140	82
3309 Grover Ave	0.14mi	3/1.0	1,080 (+0%)	16mo	$155,000	$144	80
2324 36th St	0.52mi	3/1.0	1,015 (-6%)	7mo	$245,000	$241	61
3265 Grover Ave	0.07mi	3/1.0	928 (-14%)	18mo	$215,000	$232	58
2805 Hale Ave	0.51mi	3/1.0	960 (-11%)	2mo	$199,000	$207	56
3059 Runnels St	0.25mi	2/2.0 (-1)	1,152 (+7%)	14mo	$155,000	$135	56
2702 Glendale Ave	0.66mi	3/1.0	1,102 (+2%)	16mo	$165,000	$150	52
2509 Vera Cruz St	0.12mi	2/1.0 (-1)	941 (-12%)	20mo	$138,000	$147	52
2217 36th St	0.54mi	3/2.0	1,212 (+13%)	11mo	$265,000	$219	41
2662 Hale Ave	0.64mi	2/1.0 (-1)	1,136 (+6%)	18mo	$159,999	$141	41
2550 High Crest Ave	0.65mi	2/2.0 (-1)	1,160 (+8%)	23mo	$310,000	$267	28

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: 22.1%
• Equity multiple: 1.87×
• Total profit: $19,420
• Equity at exit: $11,928

10-year hold

• IRR: 27.8%
• Equity multiple: 3.07×
• Total profit: $46,476
• Equity at exit: $6,917

Cash invested: $22,400 (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 76106

• Home prices YoY: -6.9%
• Rents YoY: -1.0%
• Active inventory: 69
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,654 high
• Mortgage (P&I): −$420
• Tax from tax record: −$272 /mo · $3,259/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $583

Break-even live

Break-even rent $917

Max offer price $80,000

Occupancy floor 60%

Sensitivity live

Price	-10% $628	-5% $605	+0% $583	+5% $560	+10% $537
Rent	-10% $452	-5% $517	+0% $583	+5% $648	+10% $713
Rate	-1.0pp $623	-0.5pp $603	base $583	+0.5pp $562	+1.0pp $541

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2903 Lulu St Fort Worth, TX	2.0	1.0	1360	$1,500	$1.10	44d	1	0.58mi
2204 Salisbury Ave Fort Worth, TX	2.0	1.0	910	$1,400	$1.54	25d	1	0.59mi
2903 Weber St Fort Worth, TX	4.0	1.0	1064	$1,695	$1.59	44d	1	0.62mi
3103 N Crump St Fort Worth, TX	3.0	1.0	1200	$1,525	$1.27	44d	1	0.97mi
1604 Norman St Fort Worth, TX	3.0	1.0	1176	$1,775	$1.51	44d	1	1.01mi
2104 W Lotus Ave Fort Worth, TX	2.0	1.0	1039	$1,600	$1.54	7d	1	1.09mi
2021 Bluebonnet Dr Fort Worth, TX	3.0	2.0	1270	$1,849	$1.46	25d	1	1.14mi
2021 Bluebonnet Dr Fort Worth, TX	3.0	2.0	1270	$1,850	$1.46	3d	1	1.14mi
601 Stockyards Blvd Fort Worth, TX	2.0	1.0–2.0	815	$2,814	$3.45	2d	62	1.30mi
4301 Weber St Fort Worth, TX	2.0–3.0	1.0–2.0	1050	$1,375	$1.31	4d	10	1.31mi
1852 E Northside Dr Fort Worth, TX	2.0	2.0	1083	$2,055	$1.90	19d	1	1.47mi
1852 E Northside Dr Unit 1889 Fort Worth, TX	2.0	2.0	1169	$1,747	$1.49	3d	1	1.50mi

Listing history 2 events

1. 2026-05-13
   status Pending 528-char remark
2. 2026-05-01
   listed $80,000 Active 528-char remark

ⓘ 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: $3,259 · $272/mo
• Projected year-2 tax: $3,259 · $272/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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,853
• − Mortgage interest: −$4,481
• − Property taxes: −$3,259
• − Insurance: −$400
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − Depreciation: −$2,327
• Taxable income: $6,209
• Est. tax owed @ 24.0%: −$1,490
• After-tax cash flow: $5,500/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): 35,946
• Household income: $55,431
• Rent vs Own: 51.6% rent · 48.4% own
• Severe rent burden: 1539.0

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: Predominantly Hispanic (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 30% White 9% Black 9% Asian 1%
• Hispanic origin (detail): Mexican 71%
• Common ancestry: Ukrainian 1%
• Foreign-born: 33% · Canada
• Languages at home: 30% English-only · Spanish 66% Other Indo-European 1% Arabic 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: ▼ -24.42%
• Current HPI: 329.4589
• Rent YoY: ▼ -1.02%
• 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

3 events — show timeline

• 2026-06-11 Sold (MLS) — NTREIS
• 2026-05-13 Pending — NTREIS
• 2026-05-01 Listed $80,000 NTREIS

Property tax history

+4.6%/yr

Latest (2025): $3,259 · +7.3% YoY. Source: county tax records.