5053 Ridglea Ln #911 · Fort Worth, TX 76116

$105,000

2 bd · 1.0 ba · 1,295 sqft · Condo public records · 95 Days on market

Built 1968 $283/mo HOA · 17% of rent

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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 +25.6/30.0
• 1% rule +10.0/10.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this comfortable and affordable 2-bedroom, 2-bath, 1st-floor condo offering just under 1,300 sqft, a spacious layout, and a dedicated laundry room. Fresh carpet and a newly painted bedroom elevate the interior. Conveniently located near shopping, dining, and major highways. Current tenant in place paying $1,200 per month. Photos taken prior to tenant moving in.

Key facts

• $283 HOA
• Built 1968
• Listed 94 days

Tags

• DEDICATED LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 rising (+1.8%/yr); 209 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 ($56k/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 $726 of loan paydown is wiped out by about $3k 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 95 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 24y ago 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: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.57% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.16%
• DSCR: 1.45
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.77% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.76×
• Total profit: $-7,141
• Equity at exit: $15,656

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $1,766
• Equity at exit: $9,078

Cash invested: $29,400 (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 76116

• Rents YoY: 1.8%
• Active inventory: 209
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,647 high
• Mortgage (P&I): −$551
• Tax from tax record: −$175 /mo · $2,100/yr
• Insurance: −$44
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$283
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $182

Break-even live

Break-even rent $1,416

Max offer price $105,000

Occupancy floor 84%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4900 Bryant Irvin Rd N Unit 4933 Fort Worth, TX	3.0	2.0	1235	$1,580	$1.28	11d	1	0.17mi
4900 Bryant Irvin Rd N Unit 612 Fort Worth, TX	3.0	2.0	1235	$1,529	$1.24	22d	1	0.17mi
6037 Westridge Ln Unit 6094 Fort Worth, TX	2.0	2.0	1056	$1,107	$1.05	44d	1	0.18mi
6037 Westridge Ln Unit 3121 Fort Worth, TX	3.0	2.0	1600	$1,449	$0.91	3d	1	0.18mi
6037 Westridge Ln Unit 6070 Fort Worth, TX	3.0	2.0	1600	$1,492	$0.93	44d	1	0.18mi
6037 Westridge Ln Unit 2121 Fort Worth, TX	2.0	2.0	1056	$1,074	$1.02	3d	1	0.18mi
2500 River Park Dr Fort Worth, TX	1.0–2.0	1.0–2.0	1006	$2,686	$2.67	2d	19	0.19mi
4900 Bryant Irvin Rd N Unit 3121 Fort Worth, TX	3.0	2.0	1235	$1,537	$1.24	3d	1	0.19mi
2751 River Park Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1024	$1,900	$1.85	1d	43	0.45mi
4500 Westridge Ave #21 Fort Worth, TX	2.0	2.0	1104	$2,400	$2.17	44d	1	0.47mi
5729 Blackmore Ave Fort Worth, TX	3.0	2.0	1232	$1,645	$1.34	44d	1	0.61mi
3100 Camellia Rose Dr #110 Fort Worth, TX	2.0	2.0	1658	$3,000	$1.81	44d	1	0.74mi
4945 Gage Ave Fort Worth, TX	3.0	1.0–3.0	1217	$3,381	$2.78	1d	45	0.75mi
3101 River Park Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1110	$1,515	$1.36	2d	32	0.79mi
4900 Gage Ave Fort Worth, TX	1.0–3.0	1.0–2.0	1128	$4,238	$3.76	2d	42	0.83mi
5828 Arborlawn Dr Fort Worth, TX	2.0	1.0–2.5	1006	$2,904	$2.89	1d	41	0.86mi
3309 Riveroad Ct Fort Worth, TX	1.0–2.0	1.0–2.0	817	$1,504	$1.84	5d	30	0.91mi
3301 River Park Dr Unit 3358 Fort Worth, TX	2.0	2.0	965	$1,314	$1.36	3d	1	0.96mi
3301 River Park Dr Unit 3338 Fort Worth, TX	2.0	2.0	1018	$1,378	$1.35	13d	1	0.96mi
3964 Watercourse Dr Fort Worth, TX	3.0	1.0–2.0	1028	$2,323	$2.26	1d	31	0.96mi
3601 Westridge Ave Unit 3634 Fort Worth, TX	3.0	2.0	1299	$2,031	$1.56	44d	1	1.06mi
3601 Westridge Ave Unit 3658 Fort Worth, TX	2.0	2.0	1146	$1,526	$1.33	44d	1	1.06mi
3601 Westridge Ave Unit 3121 Fort Worth, TX	3.0	2.0	1408	$1,953	$1.39	3d	1	1.06mi
3601 Westridge Ave Unit 2121 Fort Worth, TX	2.0	2.0	1146	$1,537	$1.34	3d	1	1.06mi
3451 River Park Dr Apt 2121 Fort Worth, TX	2.0	2.0	1024	$1,722	$1.68	3d	1	1.06mi
3451 River Park Dr Unit 3121 Fort Worth, TX	3.0	2.0	1282	$1,977	$1.54	3d	1	1.06mi
3451 River Park Dr Unit 3484 Fort Worth, TX	3.0	2.0	1282	$2,166	$1.69	44d	1	1.06mi
3451 River Park Dr Unit 3488 Fort Worth, TX	2.0	2.0	1088	$1,832	$1.68	44d	1	1.06mi
6455 Waverly Way Fort Worth, TX	2.0	1.0	1017	$1,600	$1.57	6d	1	1.06mi
3450 River Park Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1050	$1,573	$1.50	2d	17	1.07mi
5608 Bellaire Dr S Unit 5665 Benbrook, TX	2.0	2.0	968	$1,214	$1.25	44d	1	1.08mi
5608 Bellaire Dr S Unit 2121 Benbrook, TX	2.0	2.0	968	$1,272	$1.31	3d	1	1.08mi
4620 Angus Dr Fort Worth, TX	3.0	2.5	1668	$2,195	$1.32	44d	1	1.10mi
5759 Cedar Creek Dr Benbrook, TX	2.0	2.0	980	$1,825	$1.86	24d	1	1.14mi
5765 Cedar Creek Dr Benbrook, TX	3.0	2.0	1155	$1,800	$1.56	24d	1	1.15mi
5108 Kilpatrick Ave Fort Worth, TX	3.0	2.0	1298	$1,975	$1.52	2d	1	1.17mi
5644 Riverwalk Dr Unit 3121 Benbrook, TX	3.0	2.0	1110	$1,233	$1.11	3d	1	1.22mi
5644 Riverwalk Dr Unit 2121 Benbrook, TX	2.0	2.0	931	$1,106	$1.19	3d	1	1.22mi
4600 Bellaire Dr S Unit 3121 Fort Worth, TX	3.0	2.0	1447	$2,972	$2.05	3d	1	1.23mi
4600 Bellaire Dr S Unit 4633 Fort Worth, TX	3.0	2.0	1447	$2,771	$1.91	44d	1	1.23mi

HOA detail condo

• Monthly dues: $283 · $3,396/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 41 events

1. 2026-02-20
   listed $105,000 Active 374-char remark

   Show marketing remark (374 chars)

   Welcome to this comfortable and affordable 2-bedroom, 2-bath, 1st-floor condo offering just under 1,300 sqft, a spacious layout, and a dedicated laundry room. Fresh carpet and a newly painted bedroom elevate the interior. Conveniently located near shopping, dining, and major highways. Current tenant in place paying $1,200 per month. Photos taken prior to tenant moving in.

2. 2025-10-09
   historical $1,200
3. 2025-09-01
   price $1,200
4. 2025-08-11
   listed $1,350
5. 2024-10-07
   historical $1,200
6. 2024-10-02
   price $1,200
7. 2024-08-29
   historical $1,300
8. 2024-08-29
   listed $1,300
9. 2024-08-28
   listed $1,300
10. 2023-08-28
    soldstatus
11. 2023-08-25
    soldstatus Closed 534-char remark

    Show marketing remark (534 chars)

    Investor-Investor-Investor. Investment Opportunity. Very nice 1st-floor condo and feature two bedroom and two full baths with a laundry room. This property is located in Ridglea area. Currently, its rented out for $1,200.00 per month. It has ceramic tile wood look flooring in the living, dining, kitchen and hallway areas. This is Centrally located between I-20 and I-30 and moments from the Chisolm Trail. Close to Hulen Mall, Clear Fork Shops, Sam's Club, and numerous nice restaurants. Only 10 mins from TCU and downtown Ft Worth.

12. 2023-08-14
    status Pending 534-char remark

    Show marketing remark (534 chars)

    Investor-Investor-Investor. Investment Opportunity. Very nice 1st-floor condo and feature two bedroom and two full baths with a laundry room. This property is located in Ridglea area. Currently, its rented out for $1,200.00 per month. It has ceramic tile wood look flooring in the living, dining, kitchen and hallway areas. This is Centrally located between I-20 and I-30 and moments from the Chisolm Trail. Close to Hulen Mall, Clear Fork Shops, Sam's Club, and numerous nice restaurants. Only 10 mins from TCU and downtown Ft Worth.

13. 2023-08-08
    historical Active Option Contract 534-char remark

    Show marketing remark (534 chars)

    Investor-Investor-Investor. Investment Opportunity. Very nice 1st-floor condo and feature two bedroom and two full baths with a laundry room. This property is located in Ridglea area. Currently, its rented out for $1,200.00 per month. It has ceramic tile wood look flooring in the living, dining, kitchen and hallway areas. This is Centrally located between I-20 and I-30 and moments from the Chisolm Trail. Close to Hulen Mall, Clear Fork Shops, Sam's Club, and numerous nice restaurants. Only 10 mins from TCU and downtown Ft Worth.

14. 2023-07-26
    listed $129,900 Active 534-char remark

    Show marketing remark (534 chars)

    Investor-Investor-Investor. Investment Opportunity. Very nice 1st-floor condo and feature two bedroom and two full baths with a laundry room. This property is located in Ridglea area. Currently, its rented out for $1,200.00 per month. It has ceramic tile wood look flooring in the living, dining, kitchen and hallway areas. This is Centrally located between I-20 and I-30 and moments from the Chisolm Trail. Close to Hulen Mall, Clear Fork Shops, Sam's Club, and numerous nice restaurants. Only 10 mins from TCU and downtown Ft Worth.

15. 2022-03-23
    soldstatus
16. 2022-03-18
    soldstatus Closed
17. 2022-03-12
    status Pending
18. 2022-03-08
    status Active
19. 2022-03-07
    historical Active Option Contract
20. 2022-02-18
    listed $109,900 Active
21. 2022-01-24
    soldstatus
22. 2020-11-03
    historical
23. 2020-10-24
    price $79,000
24. 2020-10-22
    price $79,500
25. 2020-10-20
    price $78,500
26. 2020-10-15
    price $79,500
27. 2020-10-09
    price $82,500
28. 2020-10-01
    listed $85,000 Active
29. 2017-10-26
    soldstatus
30. 2017-10-25
    soldstatus Sold
31. 2017-10-18
    status Pending
32. 2017-10-12
    historical Active Option Contract
33. 2017-10-07
    listed $42,000 Active
34. 2016-08-09
    historical Active Option Contract
35. 2016-08-08
    historical
36. 2016-08-04
    listed $39,900 Active
37. 2015-03-12
    soldstatus
38. 2004-05-19
    soldstatus
39. 2004-05-15
    soldstatus
40. 2004-01-16
    historical
41. 2002-10-23
    listed $39,900

ⓘ 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: $2,100 · $175/mo
• Projected year-2 tax: $2,100 · $175/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 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: $19,767
• − Mortgage interest: −$5,882
• − Property taxes: −$2,100
• − Insurance: −$1,322
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − HOA: −$3,396
• − Depreciation: −$3,055
• Taxable income: $849
• Est. tax owed @ 24.0%: −$204
• After-tax cash flow: $1,986/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): 49,856
• Household income: $56,187
• Rent vs Own: 63.3% rent · 36.7% own
• Severe rent burden: 4188.0

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 0.66)
• Race & ethnicity: White 48% Hispanic / Latino 27% Black 20% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 22% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 10% · Canada, China
• Languages at home: 79% English-only · Spanish 17% Other Indo-European 1% Chinese 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: ▼ -283.10%
• Current HPI: 282.3806
• Rent YoY: ▲ 1.77%
• 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

+163.2% since first listed

41 events — show timeline

• 2026-02-20 Listed $105,000 NTREIS
• 2025-10-09 Rental Removed $1,200 NTREIS
• 2025-09-01 Price Changed $1,200 NTREIS
• 2025-08-11 Listed for Rent $1,350 NTREIS
• 2024-10-07 Rental Removed $1,200 APPFOLIO
• 2024-10-02 Price Changed $1,200 APPFOLIO
• 2024-08-29 Rental Removed $1,300 NTREIS
• 2024-08-29 Listed for Rent $1,300 APPFOLIO
• 2024-08-28 Listed for Rent $1,300 NTREIS
• 2023-08-28 Sold (Public Records) — Public Records
• 2023-08-25 Sold (MLS) — NTREIS
• 2023-08-14 Pending — NTREIS
• 2023-08-08 Contingent — NTREIS
• 2023-07-26 Listed $129,900 NTREIS
• 2022-03-23 Sold (Public Records) — Public Records
• 2022-03-18 Sold (MLS) — NTREIS
• 2022-03-12 Pending — NTREIS
• 2022-03-08 Relisted — NTREIS
• 2022-03-07 Contingent — NTREIS
• 2022-02-18 Listed $109,900 NTREIS
• 2022-01-24 Sold (Public Records) — Public Records
• 2020-11-03 Listing Removed — NTREIS
• 2020-10-24 Price Changed $79,000 NTREIS
• 2020-10-22 Price Changed $79,500 NTREIS
• 2020-10-20 Price Changed $78,500 NTREIS
• 2020-10-15 Price Changed $79,500 NTREIS
• 2020-10-09 Price Changed $82,500 NTREIS
• 2020-10-01 Listed $85,000 NTREIS
• 2017-10-26 Sold (Public Records) — Public Records
• 2017-10-25 Sold (MLS) — NTREIS
• 2017-10-18 Pending — NTREIS
• 2017-10-12 Contingent — NTREIS
• 2017-10-07 Listed $42,000 NTREIS
• 2016-08-09 Contingent — NTREIS
• 2016-08-08 Listing Removed — NTREIS
• 2016-08-04 Listed $39,900 NTREIS
• 2015-03-12 Sold (Public Records) — Public Records
• 2004-05-19 Sold (Public Records) — Public Records
• 2004-05-15 Sold (MLS) — NTREIS
• 2004-01-16 Listing Removed — NTREIS
• 2002-10-23 Listed $39,900 NTREIS

Property tax history

+7.1%/yr

Latest (2025): $2,100 · -3.2% YoY. Source: county tax records.