829 E Baltimore Ave · Fort Worth, TX 76104

$219,999

2 bd · 1.0 ba · 1,328 sqft · MultiFamily public records · 118 Days on market

Built 1930 4,138 sqft lot $166/sqft · 14% below area Est $255k · 14% under

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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).

• ARV discount +13.8/15.0
• Cash flow +10.7/30.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This property has been given a much needed makeover with upgraded features that will make a great fit for the right buyer. This property is a legal duplex that has been converted to a single family home but can easily be converted back. Freshly painted with a kitchen that has brand new cabinets, granite countertops and appliances. This home also has a new roof, new bathrooms, HVAC unit, luxury vinyl plank flooring, new siding, and three large bedrooms with one having its own private entrance. Refrigerator and stackable washer and dryer included. The house is equipped with a Ring doorbell and other security grade flood lights. You can see this area starting to flourish with many homes being built and renovated in the area. Don't miss your chance to own this gem for your family or as an investment property. Lifetime workmanship warranty on the roof! Agent is part owner of the property.

Key facts

• New siding
• Legal duplex
• Hvac unit

Tags

• LEGAL DUPLEX
• NEW ROOF
• NEW BATHROOMS
• HVAC UNIT
• LUXURY VINYL PLANK FLOORING
• NEW SIDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $220k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (17.1% below list).
• Recommended offer: $182k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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; 172 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); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 35% of the median local income ($62k/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 $2k of loan paydown is wiped out by about $7k 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 118 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask is 12122% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $182,290 (17.1% 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 118 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 1930 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.02%
• DSCR: 0.91
• GRM: 10.1

CMA / ARV

• ARV (median comp): $255,489
• List price: $219,999
• Delta: -13.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.05% rent growth · sell at horizon

5-year hold

• IRR: -23.0%
• Equity multiple: 0.23×
• Total profit: $-47,472
• Equity at exit: $32,803

10-year hold

• IRR: -28.2%
• Equity multiple: -0.14×
• Total profit: $-70,009
• Equity at exit: $19,021

Cash invested: $61,600 (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 76104

• Home prices YoY: -11.6%
• Rents YoY: 0.1%
• Active inventory: 172
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,823 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$298 /mo · $3,582/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-104

Break-even live

Break-even rent $1,954

Max offer price $201,668

Occupancy floor —

Sensitivity live

Price	-10% $21	-5% $-42	+0% $-104	+5% $-166	+10% $-228
Rent	-10% $-248	-5% $-176	+0% $-104	+5% $-32	+10% $40
Rate	-1.0pp $7	-0.5pp $-48	base $-104	+0.5pp $-161	+1.0pp $-219

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
958 E Allen Ave Fort Worth, TX	3.0	3.0	1568	$4,300	$2.74	44d	1	0.25mi
1016 E Arlington Ave Unit C Fort Worth, TX	2.0	1.0	918	$995	$1.08	17d	1	0.25mi
1004 E Powell Ave Unit 1357996P Fort Worth, TX	1.0	1.0	990	$2,981	$3.01	25d	1	0.35mi
1004 E Powell Ave Unit 1357999P Fort Worth, TX	1.0	1.0	1194	$2,388	$2.00	14d	1	0.35mi
1332 Driess St Fort Worth, TX	3.0	2.0	1565	$1,850	$1.18	18d	1	0.45mi
1011 Marion Ave Fort Worth, TX	2.0	1.0	1000	$1,400	$1.40	44d	1	0.49mi
1229 E Harvey Ave Fort Worth, TX	3.0	2.0	1684	$2,175	$1.29	5d	1	0.50mi
1925 Saint Louis Ave Fort Worth, TX	3.0	1.0	1219	$1,695	$1.39	44d	1	0.52mi
1310 Crawford St Fort Worth, TX	2.0	2.0	938	$1,393	$1.49	6d	1	0.56mi
1327 E Baltimore Ave Fort Worth, TX	3.0	2.0	1426	$1,650	$1.16	25d	1	0.61mi
1057 E Oleander St Fort Worth, TX	3.0	2.5	1501	$2,435	$1.62	21d	1	0.67mi
1108 E Robert St Fort Worth, TX	3.0	1.0	1444	$1,825	$1.26	22d	1	0.67mi
1037 Colvin St Fort Worth, TX	2.0	1.0	1092	$1,500	$1.37	20d	1	0.68mi
315 W Magnolia Ave Fort Worth, TX	2.0	1.0–2.0	827	$2,118	$2.56	2d	40	0.76mi
1016 Bryan Ave Unit 102 Fort Worth, TX	2.0	2.5	1400	$2,500	$1.79	25d	1	0.81mi
1017 E Humbolt St Fort Worth, TX	2.0	2.0	1400	$1,550	$1.11	44d	1	0.85mi
809 Glen Garden Dr Fort Worth, TX	2.0	1.0	959	$1,295	$1.35	3d	1	0.86mi
1125 S Jennings Ave Unit 201 Fort Worth, TX	1.0	1.0	975	$1,520	$1.56	44d	1	0.88mi
1125 S Jennings Ave Ste 203 Fort Worth, TX	1.0	1.0	975	$1,395	$1.43	44d	1	0.88mi
1516 E Maddox Ave Fort Worth, TX	3.0	2.0	1485	$1,895	$1.28	22d	1	0.89mi
703 W Magnolia Ave Unit 201 Fort Worth, TX	1.0	1.0	1098	$2,150	$1.96	44d	1	0.91mi
501 W Rosedale St Fort Worth, TX	1.0–2.0	1.0–2.0	795	$1,990	$2.50	3d	19	0.92mi
1429 E Robert St Fort Worth, TX	3.0	2.0	1050	$1,350	$1.29	22d	1	0.94mi
1605 E Morphy St Fort Worth, TX	3.0	2.0	1090	$1,425	$1.31	2d	1	0.97mi
1015 S Jennings Ave Unit 1048 Fort Worth, TX	3.0	2.0	1238	$1,699	$1.37	44d	1	1.00mi
1015 S Jennings Ave Unit 3121 Fort Worth, TX	3.0	2.0	1238	$1,656	$1.34	20d	1	1.00mi
1015 S Jennings Ave Unit 612 Fort Worth, TX	3.0	2.0	1238	$1,656	$1.34	3d	1	1.00mi
1015 S Jennings Ave Unit 2121 Fort Worth, TX	2.0	2.0	986	$996	$1.01	3d	1	1.00mi
1015 S Jennings Ave Unit 1072 Fort Worth, TX	2.0	2.0	986	$1,269	$1.29	13d	1	1.00mi
2104 Daniel St Fort Worth, TX	3.0	2.0	1440	$1,675	$1.16	44d	1	1.00mi
1212 Lowden Cir Fort Worth, TX	2.0	1.0	890	$970	$1.09	44d	1	1.04mi
1228 E Leuda St Fort Worth, TX	3.0	2.0	1388	$2,100	$1.51	44d	1	1.04mi
1718 E Powell Ave Fort Worth, TX	2.0	1.5	930	$1,655	$1.78	44d	1	1.04mi
921 E Hattie St Unit 1301587P Fort Worth, TX	3.0	3.0	1517	$4,701	$3.10	16d	1	1.05mi
1601 Daniel St Fort Worth, TX	3.0	2.0	1869	$1,795	$0.96	5d	1	1.07mi
1608 E Robert St Fort Worth, TX	3.0	2.0	1028	$1,525	$1.48	6d	1	1.07mi
650 S Main St Unit 707 Fort Worth, TX	2.0	2.0	1068	$1,619	$1.52	15d	1	1.08mi
650 S Main St Unit 510 Fort Worth, TX	2.0	2.0	1068	$1,614	$1.51	14d	1	1.08mi
2920 Pima Ln Fort Worth, TX	3.0	2.5	1540	$1,800	$1.17	14d	1	1.11mi
650 S Main St Fort Worth, TX	2.0	2.0	1257	$1,799	$1.43	14d	1	1.11mi

Listing history 35 events

1. 2026-06-18
   days on market $219,999 Active 118 DOM
2. 2026-06-17
   days on market $219,999 Active 117 DOM
3. 2026-06-16
   days on market $219,999 Active 116 DOM
4. 2026-06-15
   days on market $219,999 Active 115 DOM
5. 2026-06-13
   days on market $219,999 Active 113 DOM
6. 2026-06-09
   days on market $219,999 Active 109 DOM
7. 2026-06-08
   days on market $219,999 Active 108 DOM
8. 2026-06-07
   days on market $219,999 Active 107 DOM
9. 2026-06-04
   days on market $219,999 Active 104 DOM
10. 2026-06-03
    days on market $219,999 Active 103 DOM
11. 2026-06-02
    days on market $219,999 Active 102 DOM
12. 2026-06-02
    days on market $219,999 Active 101 DOM
13. 2026-05-31
    days on market $219,999 Active 100 DOM
14. 2026-04-10
    listed $1,800
15. 2026-04-09
    price $219,999 905-char remark

    Show marketing remark (905 chars)

    This property has been given a much needed makeover with upgraded features that will make a great fit for the right buyer. This property is a legal duplex that has been converted to a single family home but can easily be converted back. Freshly painted with a kitchen that has brand new cabinets, granite countertops and appliances. This home also has a new roof, new bathrooms, HVAC unit, luxury vinyl plank flooring, new siding, and three large bedrooms with one having its own private entrance. Refrigerator and stackable washer and dryer included. The house is equipped with a Ring doorbell and other security grade flood lights. You can see this area starting to flourish with many homes being built and renovated in the area. Don't miss your chance to own this gem for your family or as an investment property. Lifetime workmanship warranty on the roof! Agent is part owner of the property.

16. 2026-04-09
    price $229,999 905-char remark

    Show marketing remark (905 chars)

    This property has been given a much needed makeover with upgraded features that will make a great fit for the right buyer. This property is a legal duplex that has been converted to a single family home but can easily be converted back. Freshly painted with a kitchen that has brand new cabinets, granite countertops and appliances. This home also has a new roof, new bathrooms, HVAC unit, luxury vinyl plank flooring, new siding, and three large bedrooms with one having its own private entrance. Refrigerator and stackable washer and dryer included. The house is equipped with a Ring doorbell and other security grade flood lights. You can see this area starting to flourish with many homes being built and renovated in the area. Don't miss your chance to own this gem for your family or as an investment property. Lifetime workmanship warranty on the roof! Agent is part owner of the property.

17. 2026-02-20
    listed $229,000 Active 905-char remark

    Show marketing remark (905 chars)

    This property has been given a much needed makeover with upgraded features that will make a great fit for the right buyer. This property is a legal duplex that has been converted to a single family home but can easily be converted back. Freshly painted with a kitchen that has brand new cabinets, granite countertops and appliances. This home also has a new roof, new bathrooms, HVAC unit, luxury vinyl plank flooring, new siding, and three large bedrooms with one having its own private entrance. Refrigerator and stackable washer and dryer included. The house is equipped with a Ring doorbell and other security grade flood lights. You can see this area starting to flourish with many homes being built and renovated in the area. Don't miss your chance to own this gem for your family or as an investment property. Lifetime workmanship warranty on the roof! Agent is part owner of the property.

18. 2025-08-29
    historical
19. 2025-04-18
    historical $1,800
20. 2025-04-04
    price $229,900
21. 2025-04-02
    price $1,800
22. 2025-03-13
    listed $2,000
23. 2025-01-29
    listed $239,900 Active
24. 2024-05-24
    historical
25. 2024-04-24
    historical $2,000
26. 2024-03-22
    price $2,000
27. 2024-03-22
    price $259,900
28. 2024-03-03
    listed $2,200
29. 2024-03-02
    price $264,900
30. 2024-02-23
    price $269,000
31. 2024-01-04
    status Active
32. 2023-12-31
    historical
33. 2023-11-30
    listed $269,900
34. 2018-11-06
    soldstatus
35. 2018-11-06
    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: $3,582 · $298/mo
• Projected year-2 tax: $4,026 · $335/mo
• Expected delta: +$444/yr (+$37/mo · 12.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,875
• − Mortgage interest: −$12,323
• − Property taxes: −$3,582
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$6,400
• Taxable loss: −$5,030
• Est. tax savings @ 24.0%: +$1,207
• After-tax cash flow: $-38/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): 20,443
• Household income: $61,658
• Rent vs Own: 63.1% rent · 36.9% own
• Severe rent burden: 1060.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 45% Black 28% White 21% Two or more races 17% Asian 2%
• Hispanic origin (detail): Mexican 41% Cuban 1%
• Common ancestry: Lithuanian 1% Italian 1% Arab 1%
• Foreign-born: 21% · Canada, Vietnam, Philippines
• Languages at home: 58% English-only · Spanish 37% Arabic 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: ▼ -36.10%
• Current HPI: 276.383
• Rent YoY: ▬ 0.05%
• 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

-99.3% since first listed

22 events — show timeline

• 2026-04-10 Listed for Rent $1,800 NTREIS
• 2026-04-09 Price Changed $219,999 NTREIS
• 2026-04-09 Price Changed $229,999 NTREIS
• 2026-02-20 Listed $229,000 NTREIS
• 2025-08-29 Listing Removed — NTREIS
• 2025-04-18 Rental Removed $1,800 NTREIS
• 2025-04-04 Price Changed $229,900 NTREIS
• 2025-04-02 Price Changed $1,800 NTREIS
• 2025-03-13 Listed for Rent $2,000 NTREIS
• 2025-01-29 Listed $239,900 NTREIS
• 2024-05-24 Listing Removed — NTREIS
• 2024-04-24 Rental Removed $2,000 NTREIS
• 2024-03-22 Price Changed $2,000 NTREIS
• 2024-03-22 Price Changed $259,900 NTREIS
• 2024-03-03 Listed for Rent $2,200 NTREIS
• 2024-03-02 Price Changed $264,900 NTREIS
• 2024-02-23 Price Changed $269,000 NTREIS
• 2024-01-04 Relisted — NTREIS
• 2023-12-31 Listing Removed — NTREIS
• 2023-11-30 Listed $269,900 NTREIS
• 2018-11-06 Sold (Public Records) — Public Records
• 2018-11-06 Sold (Public Records) — Public Records

Property tax history

+10.3%/yr

Latest (2025): $3,582 · -26.1% YoY. Source: county tax records.