4092 Merida Ave · Fort Worth, TX 76110

$135,000

2 bd · 1.0 ba · 730 sqft · SingleFamily · 242 Days on market

Built 1951 Good condition $185/sqft · 21% below area Est $172k · 21% under $151/mo HOA · 11% of rent

---

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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.5/10.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

STOP RENTING, START OWNING! Photos show the model home with the same floor plan as several fully refurbished homes available now. Part of a three-phase development with renovated and newly built homes on 15 acres. Just 8 miles from Downtown Fort Worth, featuring maintained green space, mature trees, and pedestrian trails. Owner-occupant eligibility applies with MAXIMUM income limits: 1-person household: $59,750 - 2 $68,300 - 3 $76,850 - 4 $85,350. Buyers who haven’t owned a home in the past three years may qualify for up to $25,000 in DOWN PAYMENT ASSISTANCE. Buyers purchase the dwelling while leasing the land from the Fort Worth Community Land Trust, lowering the purchase price and monthly costs. The ground lease is $37.50 per month and included in association dues. Features include a covered front porch, fiber-cement siding, architectural shingles, original wood floors, luxury vinyl plank in wet areas, quartz countertops, designer lighting, gas range, microwave, pantry, fridge water line, disposal-ready setup, energy-efficient windows, Ring doorbell, recessed LED lighting, and 2” blinds. REFRIGERATOR IS INCLUDED! Ample parking. Owner laundry facility coming soon. Contact your agent to get started!

Key facts

• Quartz countertops
• Fiber cement siding
• Designer lighting

Tags

• COVERED FRONT RAIN-PORCH
• FIBER CEMENT SIDING
• ARCHITECTURAL ROOF SHINGLES
• ORIGINAL WOOD FLOORING
• QUARTZ COUNTERTOPS
• DESIGNER LIGHTING

🏷️ Possibly a rental listed for sale. The $135,000 price doesn't fit this home's estimated sale value (~$171,591) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $41 ($490/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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; 187 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 37d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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

• It's been on market 242 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1951 — 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 242 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 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.05% ✓
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 7.9

CMA / ARV

• ARV (median comp): $171,591
• List price: $135,000
• Delta: -21.32%
• 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
3821 Townsend Dr	0.45mi	2/1.0	784 (+7%)	6mo	$159,900	$204	62
3624 W Boyce Ave	1.02mi	2/1.0	746 (+2%)	5mo	$147,500	$198	57
3624 Frazier Ave	0.58mi	2/1.0	796 (+9%)	2mo	$138,000	$173	56
3801 Ryan Ave	0.84mi	2/1.0	696 (-5%)	1mo	$179,900	$258	56
4312 Greene Ave	0.35mi	2/1.0	774 (+6%)	23mo	$135,450	$175	54
4109 Wayside Ave	0.23mi	2/1.0	807 (+10%)	22mo	$169,900	$211	54
4313 Wabash Ave	0.88mi	2/1.0	768 (+5%)	5mo	$165,000	$215	52
1501 W Boyce Ave	0.93mi	2/2.0	768 (+5%)	5mo	$179,900	$234	48
3450 W Gambrell St	0.76mi	2/1.0	764 (+5%)	15mo	$190,000	$249	44
4401 Cherokee Trl	0.81mi	2/1.0	830 (+14%)	3mo	$189,900	$229	40
1321 W Hammond St	1.06mi	2/1.0	868 (+19%)	10mo	$179,500	$207	32
3208 Greene Ave	1.09mi	2/2.0	832 (+14%)	16mo	$465,000	$559	25

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 · 0.7% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.41×
• Total profit: $-22,382
• Equity at exit: $20,129

10-year hold

• IRR: -14.9%
• Equity multiple: 0.25×
• Total profit: $-28,299
• Equity at exit: $11,672

Cash invested: $37,800 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 1 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $169,000 ($211/sqft)
• Median days on market: 38 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +11.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76110

• Rents YoY: 0.7%
• Active inventory: 187
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,424 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$151
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $41

Break-even live

Break-even rent $1,372

Max offer price $135,000

Occupancy floor 92%

Sensitivity live

Price	-10% $134	-5% $87	+0% $41	+5% $-6	+10% $-52
Rent	-10% $-72	-5% $-15	+0% $41	+5% $97	+10% $153
Rate	-1.0pp $109	-0.5pp $75	base $41	+0.5pp $6	+1.0pp $-30

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: $33,750
• Closing costs: $4,050
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3916 Winfield Ave Fort Worth, TX	2.0	1.0	735	$1,595	$2.17	18d	1	0.55mi
4000 Winfield Ave Unit B Fort Worth, TX	2.0	1.0	400	$900	$2.25	18d	1	0.58mi
3578 Wayside Ave Fort Worth, TX	1.0	1.0	560	$1,150	$2.05	21d	1	0.65mi
3414 S University Dr Unit 2 Fort Worth, TX	1.0	1.0	600	$999	$1.67	55d	1	0.89mi
3414 S University Dr Unit 6 Fort Worth, TX	1.0	1.0	700	$990	$1.41	93d	1	0.89mi
3845 Willing Ave Fort Worth, TX	2.0	1.0	675	$1,150	$1.70	37d	1	0.90mi
4316 Baldwin Ave Fort Worth, TX	1.0–2.0	1.0	642	$1,200	$1.87	0d	3	1.06mi
4316 Baldwin Ave Fort Worth, TX	2.0	1.0	730	$1,399	$1.92	93d	3	1.06mi
4318 Baldwin Ave Fort Worth, TX	2.0	1.0	730	$1,399	$1.92	93d	1	1.06mi
4317 Baldwin Ave Unit 4318-201 Fort Worth, TX	2.0	1.0	730	$1,195	$1.64	2d	1	1.08mi
4317 Baldwin Ave Fort Worth, TX	1.0–2.0	1.0	642	$1,399	$2.18	93d	2	1.08mi
4321 Baldwin Ave Fort Worth, TX	2.0	1.0	730	$1,399	$1.92	93d	1	1.09mi
2861 W Devitt St Fort Worth, TX	1.0	1.0	744	$1,500	$2.02	93d	1	1.11mi
2720 W Devitt St Fort Worth, TX	2.0	2.0	740	$2,000	$2.70	23d	1	1.12mi
3345 8th Ave Fort Worth, TX	1.0	1.0	400	$1,175	$2.94	73d	1	1.13mi
3132 Greene Ave Unit C Fort Worth, TX	1.0	1.0	500	$950	$1.90	43d	1	1.17mi
3125 S University Dr Unit 4 Fort Worth, TX	1.0	1.0	500	$1,400	$2.80	7d	1	1.20mi
3125 S University Dr Unit 3 Fort Worth, TX	1.0	1.0	500	$1,450	$2.90	32d	1	1.20mi
3123 S University Dr Unit 10 Fort Worth, TX	1.0	1.0	500	$1,400	$2.80	7d	1	1.21mi
3123 S University Dr Apt 11 Fort Worth, TX	1.0	1.0	500	$1,425	$2.85	12d	1	1.21mi
3123 S University Dr Apt 12 Fort Worth, TX	1.0	1.0	500	$1,475	$2.95	32d	1	1.21mi
1215 Lowe St Fort Worth, TX	2.0	1.0	680	$1,250	$1.84	64d	1	1.47mi

HOA detail $151/mo · $1,812/yr

• Likely covers: watergas

Listing history 50 events

1. 2026-08-08
   days on market $135,000 Active 242 DOM
2. 2026-08-06
   days on market $135,000 Active 240 DOM
3. 2026-08-05
   days on market $135,000 Active 239 DOM
4. 2026-08-04
   days on market $135,000 Active 238 DOM
5. 2026-08-03
   days on market $135,000 Active 237 DOM
6. 2026-07-31
   days on market $135,000 Active 234 DOM
7. 2026-07-30
   days on market $135,000 Active 232 DOM
8. 2026-07-28
   days on market $135,000 Active 231 DOM
9. 2026-07-26
   days on market $135,000 Active 229 DOM
10. 2026-07-24
    days on market $135,000 Active 227 DOM
11. 2026-07-23
    days on market $135,000 Active 226 DOM
12. 2026-07-22
    days on market $135,000 Active 225 DOM
13. 2026-07-21
    days on market $135,000 Active 224 DOM
14. 2026-07-20
    days on market $135,000 Active 223 DOM
15. 2026-07-18
    days on market $135,000 Active 221 DOM
16. 2026-07-18
    days on market $135,000 Active 220 DOM
17. 2026-07-16
    days on market $135,000 Active 219 DOM
18. 2026-07-15
    days on market $135,000 Active 218 DOM
19. 2026-07-14
    days on market $135,000 Active 217 DOM
20. 2026-07-13
    days on market $135,000 Active 216 DOM
21. 2026-07-13
    days on market $135,000 Active 215 DOM
22. 2026-07-11
    days on market $135,000 Active 214 DOM
23. 2026-07-10
    days on market $135,000 Active 213 DOM
24. 2026-07-09
    days on market $135,000 Active 212 DOM
25. 2026-07-07
    days on market $135,000 Active 210 DOM
26. 2026-07-06
    days on market $135,000 Active 209 DOM
27. 2026-07-06
    days on market $135,000 Active 208 DOM
28. 2026-07-05
    days on market $135,000 Active 207 DOM
29. 2026-07-03
    days on market $135,000 Active 206 DOM
30. 2026-07-02
    days on market $135,000 Active 205 DOM
31. 2026-07-01
    days on market $135,000 Active 204 DOM
32. 2026-06-30
    days on market $135,000 Active 203 DOM
33. 2026-06-29
    days on market $135,000 Active 202 DOM
34. 2026-06-28
    days on market $135,000 Active 201 DOM
35. 2026-06-27
    days on market $135,000 Active 200 DOM
36. 2026-06-26
    days on market $135,000 Active 199 DOM
37. 2026-06-24
    days on market $135,000 Active 197 DOM
38. 2026-06-22
    days on market $135,000 Active 195 DOM
39. 2026-06-21
    days on market $135,000 Active 194 DOM
40. 2026-06-18
    days on market $135,000 Active 191 DOM
41. 2026-06-17
    days on market $135,000 Active 190 DOM
42. 2026-06-16
    days on market $135,000 Active 189 DOM
43. 2026-06-15
    days on market $135,000 Active 188 DOM
44. 2026-06-13
    days on market $135,000 Active 186 DOM
45. 2026-06-09
    days on market $135,000 Active 182 DOM
46. 2026-06-08
    days on market $135,000 Active 181 DOM
47. 2026-06-07
    days on market $135,000 Active 180 DOM
48. 2026-06-04
    days on market $135,000 Active 177 DOM
49. 2026-06-03
    days on market $135,000 Active 176 DOM
50. 2026-06-02
    days on market $135,000 Active 175 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,085
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − HOA: −$1,812
• − Depreciation: −$3,927
• Taxable loss: −$1,650
• Est. tax savings @ 24.0%: +$396
• After-tax cash flow: $886/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This home is in excellent condition with a modern and well-maintained interior and exterior. It is ready for immediate occupancy and can be further enhanced with minor updates to increase its value.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Replace the blinds with energy-efficient ones — Improves energy efficiency and aesthetics. ↑
• Both Install smart home devices — Enhances convenience and can increase both resale and rental value. ↑
• Both Upgrade the flooring in the bathrooms — Improves the overall look and can increase both resale and rental value. ↑

F Composite school gradezoned avg 36/100

Zoned Schools

Middle Mclean 6th Grade F TX #786/1,662 Nat'l #7,065/14,009

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

A Composite livability gradescore 80/100

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 · 2,380,417 people
• City population: 911,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 33,441
• Household income: $69,790
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 12% of renters

---

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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% White 30% Two or more races 24% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 57%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 26% · Canada, China
• Languages at home: 45% English-only · Spanish 52% Other Asian/Pacific 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: ▼ -194.46%
• Current HPI: 274.8888
• Rent YoY: ▲ 0.70%
• 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

2 events — show timeline

• 2026-04-17 Relisted — NTREIS
• 2025-12-08 Listed $135,000 NTREIS