Real Estate Investing in Fort Worth, Texas (76104)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 76104 (Fort Worth, TX)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 17.9% of homes vacant — above national norms.
- Elevated poverty: 29.7% poverty rate — can affect rent collection.
What’s happening in Fort Worth, TX (76104)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 76104 Fort Worth
Not every below-median market is a bargain. Fort Worth's 76104 ZIP comes in at signals that favor experienced operators who can absorb the risk $189K pricing implies.
For an experienced owner, 76104 can be a worth a close look for hunting ground — but the discount at $189K reflects genuine risk that outside investors often underestimate.
Regionally, 76104 sits on the difficult end of the TX spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 76104 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
New investors are better served looking at Fort Worth's stable or hybrid ZIPs before stepping into 76104. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Fort Worth:
Property Strategy for 76104
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $139,133 | $1,650 | 8.5% | +5.4% | $69,567 |
| 3BR | $187,743 | $2,180 | 8.4% | +6.5% | $62,581 |
| 4BR | $255,542 | $2,700 | 7.6% | +6.3% | $63,885 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 76104 Compare?
| Metric | 76104 | Fort Worth | Dallas-Fort Worth-Arlington, TX | Texas |
|---|---|---|---|---|
| Home Value | $188,826 | $271,577 | N/A | $297,000 |
| 5-Year CAGR | 3.6% | 3.5% | N/A | 5.4% |
| Avg Rent | $1,522 | $1,583 | N/A | - |
| Cap Rate | 6.3% | 4.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 76104 (Fort Worth, TX). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 76104 (Fort Worth, TX)?
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Property managers serving Tarrant County
Manage rentals here? List your business →1st Choice Property Management provides residential and commercial property management services in Fort Worth, including tenant screening, rent collection, and maintenance. summary from their website
All County Group offers full-service residential property management in Fort Worth, TX and surrounding areas, focusing exclusively on maximizing rental property revenue for owners. summary from their website
Bridge Residential Property Services, LLC provides residential property services. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $188,826 |
| Monthly Rent | $1,522 |
| Price-to-Rent | 10.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.7% |
| Cap Rate | 6.3% |
| 5-Year IRR | 9.9% |
📈 Home Appreciation
| 1-Year | +4.3% ▲ |
| 3-Year CAGR | +0.6% ▲ |
| 5-Year CAGR | +3.6% ▲ |
| 10-Year CAGR | +10.2% ▲ |
🏠 Rent Trends
| 1-Year | -4.3% ▼ |
| 3-Year CAGR | +0.0% ▲ |
| 5-Year CAGR | +2.5% ▲ |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (6.3%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 76104
Population: 20,694
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 76104
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 12,109 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How expensive is real estate in Fort Worth, TX?
Typical homes in Fort Worth, TX go for around $189K. The 5-year CAGR of 0.0% even-keeled price movement.
Is house hacking profitable in Fort Worth, TX?
House hacking in Fort Worth, TX is a challenging. With home values around $189K and rents at $1,522/mo, owner-occupants can offset a meaningful share of PITI.
How do landlord-tenant laws work in Fort Worth, TX?
Fort Worth, TX operates under TX law, which is landlord-friendly overall for landlords. Expect measured treatment in typical lease and eviction cases.
How much is rent in Fort Worth, TX?
The typical rental in Fort Worth, TX commands about $1,522/mo monthly. That rent profile consistent cash flow against the $189K purchase basis.
What kind of market is Fort Worth, TX for investors?
With a 3.0/5 investability score, Fort Worth, TX ranks as a solid market for rental property investors. Median prices of $189K and rents of $1,522/mo drive the underlying numbers.
You know 76104 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 76104 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 76104 ranks in Dallas-Fort Worth-Arlington, TX
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