3537 Avenue I · Fort Worth, TX 76105

$174,995

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 71 Days on market

Built 1928 6,273 sqft lot $194/sqft · at area comps Est $167k · at est.

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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).

• Appreciation +10.0/10.0
• Cash flow +9.6/30.0
• ARV discount +5.4/15.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Adorable starter home with two bedroom, one bath, formal dining room, ceiling fans, separate utility room. Kitchen has granite counter top and vented hood. This home has central heating and cooling plus all walls, underneath floor, and attic are foam insulated for a cool home in the summer and a warm home in the winter. Home is priced to sell. Seller is selling home as is.

Key facts

• Pantry
• Large front porch
• Double sink

Tags

• GRANITE COUNTERTOP
• DOUBLE SINK
• PANTRY
• LARGE FRONT PORCH
• TOTALLY FENCED
• LARGE FENCED REAR YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (17.0% below list).
• Recommended offer: $145k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: 99 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• This rent runs 38% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Tarrant County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($164k) 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 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,213 (17.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
9. 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.
10. 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.
11. 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: 0.83% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.89%
• DSCR: 0.87
• GRM: 10.0

CMA / ARV

• ARV (median comp): $167,071
• List price: $174,995
• Delta: 4.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3613 Avenue K	0.14mi	3/2.0	1,000 (+11%)	1mo	$229,000	$229	70
3841 Avenue M	0.42mi	3/1.0	971 (+8%)	1mo	$155,000	$160	66
2512 Campbell St	0.49mi	2/1.0 (-1)	860 (-4%)	1mo	$200,000	$233	64
3731 Ave Ave N	0.38mi	2/1.0 (-1)	832 (-8%)	1mo	$154,900	$186	64
1212 S Sargent St	0.62mi	3/1.0	864 (-4%)	8mo	$182,500	$211	58
1017 S Newark Ave	0.64mi	3/1.5	864 (-4%)	10mo	$200,000	$231	53
3601 Avenue N	0.31mi	3/1.0	768 (-15%)	11mo	$149,000	$194	52
3109 Avenue L	0.46mi	2/1.0 (-1)	799 (-11%)	12mo	$185,000	$232	44
609 S Ayers Ave	0.71mi	3/2.0	1,000 (+11%)	2mo	$220,000	$220	43
4001 E Rosedale St	0.46mi	2/1.0 (-1)	1,032 (+15%)	10mo	$100,000	$97	41
3412 Lynnfield Dr	0.58mi	2/1.0 (-1)	806 (-10%)	17mo	$174,000	$216	36
3528 Panola Ave	0.71mi	2/1.0 (-1)	780 (-13%)	7mo	$135,000	$173	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.2%
• Equity multiple: 2.79×
• Total profit: $87,845
• Equity at exit: $157,649

10-year hold

• IRR: 20.0%
• Equity multiple: 6.40×
• Total profit: $264,713
• Equity at exit: $339,977

Cash invested: $48,999 (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 76105

• Home prices YoY: 14.2%
• Active inventory: 99
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,452 high
• Mortgage (P&I): −$918
• Tax from tax record: −$275 /mo · $3,295/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $-118

Break-even live

Break-even rent $1,602

Max offer price $154,142

Occupancy floor —

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: $43,749
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3302 Avenue H Unit 3300 Fort Worth, TX	2.0	1.0	1050	$1,150	$1.10	43d	1	0.29mi
3300 Avenue H Fort Worth, TX	2.0	1.0	1050	$1,150	$1.10	43d	1	0.29mi
3921 Avenue H Unit H Fort Worth, TX	3.0	2.0	1064	$1,550	$1.46	6d	1	0.37mi
3816 Avenue N Fort Worth, TX	3.0	1.0	1108	$1,550	$1.40	5d	1	0.42mi
3100 Avenue G Unit G Fort Worth, TX	2.0	1.0	1000	$850	$0.85	12d	1	0.47mi
3100 Avenue G Unit 200 Fort Worth, TX	2.0	1.0	1000	$750	$0.75	12d	1	0.48mi
3114 Avenue L Unit 3114 Fort Worth, TX	3.0	1.5	860	$1,350	$1.57	43d	1	0.48mi
912 Clairemont Ave Fort Worth, TX	2.0	1.0	936	$1,300	$1.39	43d	1	0.60mi
3536 S Littlejohn Ave Unit B Fort Worth, TX	2.0	1.0	762	$1,050	$1.38	43d	1	0.61mi
2839 Avenue J Unit J Fort Worth, TX	3.0	1.5	1000	$1,455	$1.46	24d	1	0.63mi
2837 Avenue J Unit J Fort Worth, TX	3.0	1.5	1000	$1,455	$1.46	24d	1	0.63mi
2701 Vogt St Fort Worth, TX	3.0	2.0	1090	$1,475	$1.35	14d	1	0.64mi
718 S Perkins St Unit B Fort Worth, TX	2.0	1.0	700	$950	$1.36	43d	1	0.64mi
3211 Bideker Ave Fort Worth, TX	2.0	1.0	844	$1,649	$1.95	43d	1	0.71mi
4220 Ramey Ave Fort Worth, TX	2.0	1.0	832	$1,680	$2.02	5d	1	0.82mi
2825 Bideker Ave Fort Worth, TX	3.0	1.0	900	$1,500	$1.67	24d	1	0.89mi
2500 S Edgewood Ter Fort Worth, TX	1.0–3.0	1.0–2.5	1123	$1,895	$1.69	2d	34	1.09mi
3421 Bright St Unit 3421 Fort Worth, TX	3.0	1.0	900	$1,375	$1.53	43d	1	1.13mi
501A Parkdale Ave Fort Worth, TX	2.0	1.0	950	$1,500	$1.58	43d	1	1.16mi
2645 Canberra Ct Fort Worth, TX	2.0	1.0	750	$1,150	$1.53	43d	1	1.20mi
2735 Purington Ave Unit 201 Fort Worth, TX	2.0	1.0	1116	$1,200	$1.08	24d	1	1.28mi
501 S Edgewood Ter Fort Worth, TX	1.0–2.0	1.0–2.0	887	$1,575	$1.77	12d	10	1.39mi
3758 Donalee St Fort Worth, TX	3.0	1.0	720	$1,395	$1.94	43d	1	1.42mi

Listing history 19 events

1. 2026-06-18
   days on market $174,995 Active 71 DOM
2. 2026-06-17
   days on market $174,995 Active 70 DOM
3. 2026-06-16
   days on market $174,995 Active 69 DOM
4. 2026-06-15
   days on market $174,995 Active 68 DOM
5. 2026-06-13
   days on market $174,995 Active 66 DOM
6. 2026-06-09
   days on market $174,995 Active 62 DOM
7. 2026-06-08
   days on market $174,995 Active 61 DOM
8. 2026-06-07
   days on market $174,995 Active 60 DOM
9. 2026-06-04
   days on market $174,995 Active 57 DOM
10. 2026-06-03
    days on market $174,995 Active 56 DOM
11. 2026-06-02
    days on market $174,995 Active 55 DOM
12. 2026-06-01
    days on market $174,995 Active 54 DOM
13. 2026-05-31
    days on market $174,995 Active 53 DOM
14. 2026-05-16
    status Active 375-char remark

    Show marketing remark (375 chars)

    Adorable starter home with two bedroom, one bath, formal dining room, ceiling fans, separate utility room. Kitchen has granite counter top and vented hood. This home has central heating and cooling plus all walls, underneath floor, and attic are foam insulated for a cool home in the summer and a warm home in the winter. Home is priced to sell. Seller is selling home as is.

15. 2026-05-10
    historical Active Option Contract 375-char remark

    Show marketing remark (375 chars)

    Adorable starter home with two bedroom, one bath, formal dining room, ceiling fans, separate utility room. Kitchen has granite counter top and vented hood. This home has central heating and cooling plus all walls, underneath floor, and attic are foam insulated for a cool home in the summer and a warm home in the winter. Home is priced to sell. Seller is selling home as is.

16. 2026-04-08
    listed $174,995 Active 375-char remark

    Show marketing remark (375 chars)

    Adorable starter home with two bedroom, one bath, formal dining room, ceiling fans, separate utility room. Kitchen has granite counter top and vented hood. This home has central heating and cooling plus all walls, underneath floor, and attic are foam insulated for a cool home in the summer and a warm home in the winter. Home is priced to sell. Seller is selling home as is.

17. 2009-10-21
    soldstatus
18. 2009-10-21
    soldstatus
19. 1994-03-10
    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: $3,295 · $275/mo
• Projected year-2 tax: $3,295 · $275/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 5/10 Major 26% 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: $17,426
• − Mortgage interest: −$9,802
• − Property taxes: −$3,295
• − Insurance: −$875
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$5,091
• Taxable loss: −$4,426
• Est. tax savings @ 24.0%: +$1,062
• After-tax cash flow: $-354/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): 22,228
• Household income: $45,770
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 884.0

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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% Black 29% Two or more races 24% White 6%
• Hispanic origin (detail): Mexican 57%
• Foreign-born: 28% · Canada
• Languages at home: 44% English-only · Spanish 55% 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: ▲ 27.33%
• Current HPI: 219.2657
• Rent YoY: —
• 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

6 events — show timeline

• 2026-05-16 Relisted — NTREIS
• 2026-05-10 Contingent — NTREIS
• 2026-04-08 Listed $174,995 NTREIS
• 2009-10-21 Sold (Public Records) — Public Records
• 2009-10-21 Sold (Public Records) — Public Records
• 1994-03-10 Sold (Public Records) — Public Records

Property tax history

+12.0%/yr

Latest (2025): $3,295 · -2.4% YoY. Source: county tax records.