4240 Standish Rd · Fort Worth, TX 76133

$199,000

3 bd · 1.0 ba · 1,142 sqft · SingleFamily public records · 10 Days on market

Built 1949 6,011 sqft lot Est $227k · 12% under

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Why this score? — see what drove the C+ 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 +23.0/30.0
• ARV discount +13.1/15.0
• DSCR +7.4/10.0
• 1% rule +5.7/10.0
• 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

Cute 3 bedroom, 1 bath, 1 car garage home located in south Fort Worth. There are lots of new things inside and out, like new paint, stove, dishwasher, etc. See pictures. The home is owned by a real estate broker and has been in the same family for years and years. .. it's time to sell it, so please call your real estate agent to ask a question, or to take a look at the property! Please note: the garage will not fit a full sized car or truck. .. it is smaller than a normal garage. .

Key facts

• 6,011 sq ft lot
• Garage
• Built 1949

Property features AI

Finance

• Other: Mineral rights excluded
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No association

Exterior

• Parking: Covered parking space (concrete); Attached garage with 1 garage space
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; One story; Residential property, not attached
• Construction: Built in 1949; Wood construction
• Exterior features: Lot less than 0.5 acre; Subdivision: Kellis Park Add

Interior

• Kitchen: Dishwasher; Disposal; Gas range
• Bedrooms: Three bedrooms (primary bedroom on main level)
• Bathrooms: One full bathroom
• Interior features: One living area; One dining area; Other interior features; Two total rooms
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Cap rate 8.4% 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: Westcliff El (math 39% / reading 50%, grade F, #1,155 of 4,322 statewide, top 29%, 560 students, 79% FRL).
• Zoned-school proficiency averages 44% at this address vs 23% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Fort Worth ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-0.2%/yr); 205 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 34% of the median local income ($76k/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 $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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,000

Questions for the listing agent

1. Built in 1949 — 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: 1.07% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.60%
• DSCR: 1.34
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $227,258
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4240 Standish Rd	0.00mi	3/1.0	1,142 (0%)	0mo	$199,000	$174	100
4240 Cherokee Trl	0.11mi	3/1.0	1,130 (-1%)	4mo	$199,000	$176	90
4416 Surrey St	0.20mi	3/1.0	1,034 (-10%)	9mo	$199,750	$193	68
3501 W Gambrell St	0.25mi	3/2.0	1,064 (-7%)	8mo	$180,000	$169	66
4505 Stadium Dr	0.29mi	3/1.0	1,042 (-9%)	9mo	$207,900	$200	65
4429 Rutland Ave	0.38mi	2/2.0 (-1)	1,186 (+4%)	4mo	$195,000	$164	63
4417 Odessa Ave	0.32mi	4/2.0 (+1)	1,231 (+8%)	3mo	$245,000	$199	60
3512 Binyon Ave	0.44mi	3/1.0	1,275 (+12%)	0mo	$257,500	$202	60
3458 Brady Ave	0.45mi	2/1.0 (-1)	1,046 (-8%)	4mo	$235,000	$225	57
3425 Cloer Dr	0.36mi	3/2.0	1,306 (+14%)	2mo	$480,000	$368	54
3717 Carolyn Rd	0.68mi	3/2.0	1,183 (+4%)	9mo	$319,000	$270	51
4809 S Ridge Ter	0.68mi	2/1.5 (-1)	1,238 (+8%)	2mo	$129,000	$104	45

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-15,998
• Equity at exit: $29,672

10-year hold

• IRR: -2.8%
• Equity multiple: 0.84×
• Total profit: $-9,061
• Equity at exit: $17,206

Cash invested: $55,720 (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 76133

• Rents YoY: -0.2%
• Active inventory: 205
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,127 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$201 /mo · $2,408/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $353

Break-even live

Break-even rent $1,680

Max offer price $199,000

Occupancy floor 78%

Sensitivity live

Price	-10% $466	-5% $409	+0% $353	+5% $297	+10% $240
Rent	-10% $185	-5% $269	+0% $353	+5% $437	+10% $521
Rate	-1.0pp $453	-0.5pp $404	base $353	+0.5pp $301	+1.0pp $249

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4256 Standish Rd Fort Worth, TX	3.0	2.0	1392	$1,650	$1.19	25d	1	0.08mi
4129 Winfield Ave Fort Worth, TX	3.0	2.0	1465	$2,580	$1.76	3d	1	0.17mi
4228 Winfield Ave Fort Worth, TX	4.0	2.0	1486	$3,500	$2.36	19d	1	0.23mi
4152 Anita Ave Fort Worth, TX	2.0	1.0	1112	$1,995	$1.79	19d	1	0.29mi
4317 Clay Ave Fort Worth, TX	3.0	1.0	1240	$1,995	$1.61	25d	1	0.31mi
3259 Binyon Ave Fort Worth, TX	3.0	1.0	1260	$2,200	$1.75	14d	1	0.54mi
3104 Medina Ave Fort Worth, TX	3.0	2.0	1355	$1,850	$1.37	22d	1	0.63mi
3559 Norfolk Rd Fort Worth, TX	2.0	1.0	1223	$2,100	$1.72	44d	1	0.64mi
2908 Binyon Ave Fort Worth, TX	3.0	1.0	1249	$1,775	$1.42	25d	1	0.67mi
2800 W Fuller Ave Fort Worth, TX	3.0	1.5	1161	$1,650	$1.42	44d	1	0.70mi
4904 Odessa Ave Fort Worth, TX	3.0	2.0	1360	$2,050	$1.51	25d	1	0.77mi
4113 McCart Ave Fort Worth, TX	2.0	1.0	807	$1,375	$1.70	44d	1	0.84mi
3745 Willomet Ave Fort Worth, TX	3.0	2.0	1302	$1,795	$1.38	7d	1	0.91mi
3401 Leith Ave Fort Worth, TX	3.0	2.0	1425	$1,800	$1.26	5d	1	0.97mi
3827 Cornish Ave Fort Worth, TX	3.0	2.0	1428	$1,299	$0.91	5d	1	0.98mi
2809 South Hills Ave Fort Worth, TX	3.0	2.0	1203	$1,650	$1.37	19d	1	1.05mi
2809 South Hills Ave Fort Worth, TX	3.0	2.0	1203	$1,650	$1.37	44d	1	1.05mi
3417 S University Dr Unit A Fort Worth, TX	2.0	1.0	1059	$1,095	$1.03	5d	1	1.06mi
3417 S University Dr Unit D Fort Worth, TX	2.0	1.0	900	$1,235	$1.37	44d	1	1.06mi
3419 S University Dr Unit D Fort Worth, TX	2.0	1.0	900	$1,095	$1.22	17d	1	1.07mi
3324 S University Dr Unit Down Fort Worth, TX	2.0	2.0	1312	$1,600	$1.22	5d	1	1.09mi
4201 William Fleming Ct W Fort Worth, TX	2.0	1.5–2.0	865	$1,450	$1.68	2d	104	1.12mi
3301 S University Dr Unit C Fort Worth, TX	2.0	1.0	800	$1,500	$1.88	25d	1	1.15mi
3241 Odessa Ave Fort Worth, TX	2.0	1.5	1180	$2,600	$2.20	5d	1	1.16mi
3259 S University Dr Unit A Fort Worth, TX	3.0	3.0	1490	$2,495	$1.67	44d	1	1.18mi
3245 Cockrell Ave Fort Worth, TX	2.0	1.0	1402	$2,500	$1.78	44d	1	1.22mi
5352 Wonder Dr Fort Worth, TX	2.0	2.0	1244	$1,495	$1.20	44d	1	1.23mi
4151 SW Loop 820 Fort Worth, TX	1.0–3.0	1.0–2.5	1068	$1,564	$1.46	2d	40	1.23mi
3232 Cockrell Ave Fort Worth, TX	2.0	1.0	1128	$2,100	$1.86	44d	1	1.24mi
3205 Wabash Ave Fort Worth, TX	2.0	1.5	1050	$1,950	$1.86	44d	1	1.26mi
3211 Rogers Ave Fort Worth, TX	2.0	1.0	1015	$1,695	$1.67	15d	1	1.26mi
3208 S University Dr Unit The Carter 204B Fort Worth, TX	3.0	2.0	1099	$3,600	$3.28	19d	1	1.27mi
3208 S University Dr Unit The Carter 306B Fort Worth, TX	4.0	2.0	1385	$4,800	$3.47	19d	1	1.27mi
3208 S University Dr Unit The Carter 106B Fort Worth, TX	3.0	2.0	1121	$3,600	$3.21	7d	1	1.27mi
2505 Benbrook Blvd Unit 503 Fort Worth, TX	3.0	3.0	1367	$2,495	$1.83	44d	1	1.33mi
4806 South Dr Fort Worth, TX	3.0	2.0	1436	$1,900	$1.32	44d	1	1.36mi
3136 Cockrell Ave Unit 102 Fort Worth, TX	3.0	3.0	1376	$3,900	$2.83	6d	1	1.36mi
3241 Sandage Ave Fort Worth, TX	3.0	2.0	1115	$3,000	$2.69	19d	1	1.37mi
3145 Waits Ave #302 Fort Worth, TX	3.0	3.0	1245	$3,000	$2.41	25d	1	1.40mi
2720 W Devitt St Fort Worth, TX	2.0	2.0	740	$2,750	$3.72	19d	1	1.41mi

Listing history 7 events

1. 2026-05-23
   status Pending
2. 2026-05-15
   historical Active Option Contract
3. 2026-05-13
   listed $199,000 Active
4. 2020-11-17
   soldstatus
5. 2004-10-01
   soldstatus
6. 2004-10-01
   soldstatus
7. 1985-09-27
   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: $2,408 · $201/mo
• Projected year-2 tax: $3,642 · $303/mo
• Expected delta: +$1,234/yr (+$103/mo · 51.2%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $25,521
• − Mortgage interest: −$11,147
• − Property taxes: −$2,408
• − Insurance: −$995
• − Repairs & maintenance: −$2,042
• − Management: −$2,042
• − Depreciation: −$5,789
• Taxable income: $1,098
• Est. tax owed @ 24.0%: −$264
• After-tax cash flow: $3,972/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): 53,958
• Household income: $75,523
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 2000.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 39% White 34% Black 21% Two or more races 19% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 15% · Canada, China, Philippines
• Languages at home: 70% English-only · Spanish 25% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -196.95%
• Current HPI: 293.8679
• Rent YoY: ▼ -0.20%
• 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

7 events — show timeline

• 2026-05-23 Pending — NTREIS
• 2026-05-15 Contingent — NTREIS
• 2026-05-13 Listed $199,000 NTREIS
• 2020-11-17 Sold (Public Records) — Public Records
• 2004-10-01 Sold (Public Records) — Public Records
• 2004-10-01 Sold (Public Records) — Public Records
• 1985-09-27 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,408 · -9.9% YoY. Source: county tax records.