6032 Westridge Ln #201 · Fort Worth, TX 76116

$114,999

2 bd · 1.0 ba · 1,792 sqft · Condo public records · 16 Days on market

Built 1969 $472/mo HOA · 26% of rent ↓ 41% since listing

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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 +18.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 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

THIS IS THE ONE! Well-priced 3-bedroom, 2 . 5 bath Condominium located on the first floor. Spacious and beautiful with plenty of room for entertainment. Conveniently located near major freeways, Shops at Clearfork, Trinity River Trails, TCU and Downtown Fort Worth.

Key facts

• Shops at clearfork
• Downtown fort worth
• Tcu

Tags

• FIRST FLOOR
• NEAR MAJOR FREEWAYS
• SHOPS AT CLEARFORK
• TRINITY RIVER TRAILS
• TCU
• DOWNTOWN FORT WORTH

Property features AI

Finance

• Other: Unit located on first floor of building 201 within Spanish Gardens Condominiums
• Financial info: Listing accepts cash and conventional financing
• HOA & community: Mandatory homeowners association; Monthly association fee; Association covers grounds maintenance, management fees, security, sewer and water; HOA managed by Spanish Gardens Condominiums

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered parking spaces; 2 carport spaces
• Security: Community security included in association services
• Utilities: City water; City sewer; Electricity available; Not in a municipal utility district
• Home design: Condominium (attached); Single-story
• Construction: Built in 1969; No roof or foundation details provided
• Exterior features: Less than 0.5 acre lot; Accessible approach with ramp; All-weather road access; City sewer and city water

Interior

• Kitchen: Electric oven; Microwave; Garbage disposal
• Bedrooms: 3 bedrooms, all on the first level; Primary bedroom with walk-in closet; Other bedrooms with walk-in closets
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Electric heating; Fireplace(s) for heating; Central air conditioning
• Interior features: Built-in features; Attic fan; Ceiling fan(s); Central air
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: 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.
• Zoned schools: Ridglea Hills El (math 31% / reading 47%, grade F, #1,651 of 4,322 statewide, top 39%, 695 students, 56% FRL) — zoned schools average 56% FRL vs 73% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 39% at this address vs 23% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Fort Worth ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.8%/yr); 209 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 39% 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 $795 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 16 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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: HOA is 26% of rent.
• Climate carrying-cost: major 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 $113,274 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.58% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.18%
• DSCR: 1.19
• 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: -11.6%
• Equity multiple: 0.59×
• Total profit: $-13,358
• Equity at exit: $17,147

10-year hold

• IRR: -5.1%
• Equity multiple: 0.69×
• Total profit: $-9,884
• Equity at exit: $9,943

Cash invested: $32,200 (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: $1,813 high
• Mortgage (P&I): −$603
• Tax from tax record: −$197 /mo · $2,366/yr
• Insurance: −$48
• HOA: −$472
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $112

Break-even live

Break-even rent $1,671

Max offer price $114,999

Occupancy floor 89%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6037 Westridge Ln Unit 6070 Fort Worth, TX	3.0	2.0	1600	$1,492	$0.93	43d	1	0.08mi
6037 Westridge Ln Unit 3121 Fort Worth, TX	3.0	2.0	1600	$1,449	$0.91	3d	1	0.08mi
2500 River Park Dr Fort Worth, TX	1.0–2.0	1.0–2.0	1006	$2,686	$2.67	2d	19	0.22mi
4900 Bryant Irvin Rd N Unit 612 Fort Worth, TX	3.0	2.0	1235	$1,529	$1.24	22d	1	0.22mi
4900 Bryant Irvin Rd N Unit 4933 Fort Worth, TX	3.0	2.0	1235	$1,580	$1.28	11d	1	0.22mi
4900 Bryant Irvin Rd N Unit 3121 Fort Worth, TX	3.0	2.0	1235	$1,537	$1.24	3d	1	0.25mi
2751 River Park Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1024	$1,900	$1.85	1d	43	0.39mi
3100 Camellia Rose Dr #110 Fort Worth, TX	2.0	2.0	1658	$3,000	$1.81	43d	1	0.63mi
5729 Blackmore Ave Fort Worth, TX	3.0	2.0	1232	$1,645	$1.34	43d	1	0.67mi
3101 River Park Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1110	$1,515	$1.36	1d	32	0.71mi
3212 Riverwood Dr Fort Worth, TX	3.0	3.0	2299	$3,800	$1.65	43d	1	0.74mi
3228 Riverwood Dr Fort Worth, TX	3.0	2.0	2112	$3,750	$1.78	15d	1	0.79mi
5828 Arborlawn Dr Fort Worth, TX	2.0	1.0–2.5	1006	$2,904	$2.89	1d	41	0.84mi
4945 Gage Ave Fort Worth, TX	3.0	1.0–3.0	1217	$3,381	$2.78	1d	45	0.92mi
3964 Watercourse Dr Fort Worth, TX	3.0	1.0–2.0	1028	$2,323	$2.26	1d	31	0.93mi
4620 Angus Dr Fort Worth, TX	3.0	2.5	1668	$2,195	$1.32	43d	1	0.95mi
3450 River Park Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1050	$1,573	$1.50	2d	17	0.95mi
3451 River Park Dr Unit 3484 Fort Worth, TX	3.0	2.0	1282	$2,166	$1.69	43d	1	0.96mi
3451 River Park Dr Unit 3121 Fort Worth, TX	3.0	2.0	1282	$1,977	$1.54	3d	1	0.96mi
4900 Gage Ave Fort Worth, TX	1.0–3.0	1.0–2.0	1128	$4,238	$3.76	2d	42	1.00mi
3601 Westridge Ave Unit 3121 Fort Worth, TX	3.0	2.0	1408	$1,953	$1.39	3d	1	1.04mi
3601 Westridge Ave Unit 3634 Fort Worth, TX	3.0	2.0	1299	$2,031	$1.56	43d	1	1.04mi
6400 Greenway Rd Fort Worth, TX	3.0	2.0	1768	$2,150	$1.22	24d	1	1.20mi
6948 Valhalla Rd Fort Worth, TX	3.0	3.0	1794	$2,095	$1.17	24d	1	1.22mi
7017 Willis Ave Fort Worth, TX	2.0	2.0	1267	$2,395	$1.89	43d	1	1.27mi
5855 Pecan Chase Fort Worth, TX	3.0	3.0	2231	$2,295	$1.03	6d	1	1.28mi
5108 Kilpatrick Ave Fort Worth, TX	3.0	2.0	1298	$1,975	$1.52	2d	1	1.30mi
4132 Rothington Rd Fort Worth, TX	1.0	1.0	1895	$790	$0.42	24d	1	1.31mi
6428 Lago Vista Dr Benbrook, TX	2.0	2.5	1700	$1,750	$1.03	5d	1	1.36mi
4600 Bellaire Dr S Unit 4633 Fort Worth, TX	3.0	2.0	1447	$2,771	$1.91	43d	1	1.39mi
4600 Bellaire Dr S Unit 3121 Fort Worth, TX	3.0	2.0	1447	$2,972	$2.05	3d	1	1.39mi
4600 Bellaire Dr S Fort Worth, TX	3.0	2.0	1447	$3,151	$2.18	4d	1	1.44mi
6433 Kenwick Ave Fort Worth, TX	2.0	2.0	1371	$2,500	$1.82	43d	1	1.48mi

HOA detail condo

• Monthly dues: $472 · $5,664/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-18
   days on market $114,999 Active 16 DOM
2. 2026-06-17
   days on market $114,999 Active 15 DOM
3. 2026-06-16
   days on market $114,999 Active 14 DOM
4. 2026-06-15
   days on market $114,999 Active 13 DOM
5. 2026-06-13
   pricedays on market $114,999 Active 11 DOM
6. 2026-06-09
   days on market $118,000 Active 7 DOM
7. 2026-06-08
   days on market $118,000 Active 6 DOM
8. 2026-06-07
   days on market $118,000 Active 5 DOM
9. 2026-06-04
   days on market $118,000 Active 2 DOM
10. 2026-06-02
    remarks 265-char remark
11. 2026-06-02
    listed $118,000 Active 1 DOM

ⓘ 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: $2,366 · $197/mo
• Projected year-2 tax: $2,366 · $197/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 6/10 Major FEMA zone X (unshaded) · 74% 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: $21,756
• − Mortgage interest: −$6,442
• − Property taxes: −$2,366
• − Insurance: −$575
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − HOA: −$5,664
• − Depreciation: −$3,345
• Taxable loss: −$117
• Est. tax savings @ 24.0%: +$28
• After-tax cash flow: $1,374/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

-41.0% since first listed

10 events — show timeline

• 2026-06-01 Listed $118,000 NTREIS
• 2023-09-06 Price Changed $174,000 NTREIS
• 2023-08-31 Price Changed $179,999 NTREIS
• 2023-08-07 Price Changed $185,000 NTREIS
• 2023-07-31 Price Changed $189,999 NTREIS
• 2023-07-28 Listed $199,999 NTREIS
• 2020-08-10 Sold (Public Records) — Public Records
• 2018-11-16 Sold (Public Records) — Public Records
• 1993-08-02 Sold (Public Records) — Public Records
• 1989-12-11 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,366 · -19.1% YoY. Source: county tax records.