6013 Worrell Dr · Fort Worth, TX 76133

$275,000

3 bd · 2.0 ba · 1,603 sqft · SingleFamily public records · 72 Days on market

Built 1963 10,411 sqft lot $172/sqft · 15% below area Est $322k · 15% under

---

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 +14.1/15.0
• Cash flow +10.2/30.0
• Livability +4.0/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away on a private street in one of Southwest Fort Worth’s most charming communities, this inviting three bedroom, two bath home offers a wonderful blend of comfort, style, and convenience. Inside, you’ll find a spacious open floor plan that creates an easy flow between the living, dining, and kitchen areas, making the home feel bright, functional, and welcoming. Updated finishes add a fresh, modern touch, while the thoughtful layout makes the space feel both comfortable and practical for daily living or entertaining. Step outside to a nice large backyard with plenty of room to relax, garden, play, or create the outdoor setup you’ve been dreaming of. Conveniently located with easy access to I-20, commuting, shopping, dining, and everyday essentials are all just minutes away. Whether you’re a first time homebuyer, someone looking to downsize without sacrificing comfort, or an investor searching for a solid rental opportunity, this home is full of potential and ready for its next chapter. **The Seller has protested the property taxes every year to keep the value down and that the mineral rights will convey with a full price offer.

Key facts

• Open floor plan
• Large backyard
• Private street

Tags

• PRIVATE STREET
• OPEN FLOOR PLAN
• LARGE BACKYARD
• EASY ACCESS TO I-20

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (28.6% below list).
• Recommended offer: $196k (28.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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 soft (-0.2%/yr); 217 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 31% of the median local income ($76k/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 $8k 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 72 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,223 (28.6% 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 72 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — 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: 0.71% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.44%
• DSCR: 0.89
• GRM: 11.7

CMA / ARV

• ARV (median comp): $322,071
• List price: $275,000
• Delta: -14.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4013 Wedgworth Rd S	0.26mi	3/2.0	1,676 (+5%)	1mo	$285,000	$170	80
3817 Wedgworth Rd S	0.24mi	3/2.0	1,760 (+10%)	1mo	$220,000	$125	72
6404 San Juan Ave	0.53mi	3/2.0	1,656 (+3%)	3mo	$270,000	$163	67
6012 Wester Ave	0.21mi	3/2.0	1,822 (+14%)	1mo	$350,000	$192	67
3840 Walton Ave	0.44mi	3/2.0	1,722 (+7%)	0mo	$315,000	$183	67
3613 Wedgworth Rd S	0.55mi	3/2.0	1,697 (+6%)	1mo	$254,900	$150	64
5828 Wales Ave	0.73mi	3/2.0	1,615 (+1%)	2mo	$230,000	$142	63
3509 Willowbrook Dr	0.64mi	3/2.0	1,691 (+6%)	3mo	$285,000	$169	59
5629 Whitman Ave	0.52mi	3/2.0	1,786 (+11%)	3mo	$265,000	$148	54
5801 Wessex Ave	0.48mi	3/2.5	1,812 (+13%)	2mo	$259,999	$143	52
3720 Glenmont Dr	0.47mi	3/2.0	1,832 (+14%)	6mo	$340,000	$186	50
3413 Denbury Dr	0.73mi	3/2.0	1,738 (+8%)	4mo	$253,500	$146	48

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.4%
• Equity multiple: 0.22×
• Total profit: $-60,354
• Equity at exit: $41,003

10-year hold

• IRR: -27.6%
• Equity multiple: -0.14×
• Total profit: $-87,957
• Equity at exit: $23,777

Cash invested: $77,000 (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 76133

• Rents YoY: -0.2%
• Active inventory: 217
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,962 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$150 /mo · $1,796/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-156

Break-even live

Break-even rent $2,160

Max offer price $247,397

Occupancy floor —

Sensitivity live

Price	-10% $-1	-5% $-78	+0% $-156	+5% $-234	+10% $-312
Rent	-10% $-311	-5% $-234	+0% $-156	+5% $-79	+10% $-1
Rate	-1.0pp $-18	-0.5pp $-86	base $-156	+0.5pp $-228	+1.0pp $-300

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5624 Woodway Dr Fort Worth, TX	4.0	3.0	2214	$2,500	$1.13	45d	1	0.34mi
4017 Welch Ave Fort Worth, TX	3.0	2.0	1932	$2,400	$1.24	20d	1	0.39mi
4127 Altamesa Blvd Unit NA Fort Worth, TX	3.0	2.0	1645	$1,850	$1.12	26d	1	0.48mi
5700 Wessex Ave Fort Worth, TX	3.0	2.0	1678	$2,400	$1.43	7d	1	0.49mi
3824 Cibolo Dr Unit 122B Fort Worth, TX	2.0	2.0	1188	$1,500	$1.26	45d	1	0.54mi
3736 Cibolo Dr Fort Worth, TX	2.0	1.5	1144	$1,395	$1.22	21d	1	0.58mi
5505 Wonder Dr Fort Worth, TX	3.0	2.0	2018	$2,155	$1.07	4d	1	0.59mi
4032 Aragon Dr Fort Worth, TX	4.0	2.0	2093	$3,400	$1.62	0d	1	0.60mi
5825 Walla Ave Fort Worth, TX	3.0	2.0	1726	$2,000	$1.16	45d	1	0.63mi
5352 Wonder Dr Fort Worth, TX	2.0	2.0	1244	$1,495	$1.20	45d	1	0.97mi
3513 Wosley Dr Fort Worth, TX	3.0	2.0	1688	$1,975	$1.17	45d	1	0.97mi
4509 Altamesa Blvd Unit 4511 Fort Worth, TX	2.0	2.5	1435	$1,679	$1.17	45d	1	0.98mi
5357 Wonder Dr Fort Worth, TX	3.0	2.0	1864	$1,550	$0.83	18d	1	0.98mi
5303 Wooten Dr Fort Worth, TX	3.0	2.0	1524	$1,750	$1.15	45d	1	0.99mi
5301 Wooten Dr Fort Worth, TX	3.0	2.0	1524	$1,750	$1.15	26d	1	0.99mi
5338 Wonder Dr Fort Worth, TX	3.0	2.0	1610	$1,695	$1.05	45d	1	1.01mi
6116 Winifred Dr Fort Worth, TX	3.0	2.0	1857	$2,350	$1.27	26d	1	1.02mi
4303 Segura Ct S Fort Worth, TX	3.0	2.0	1406	$1,550	$1.10	45d	1	1.06mi
4302 Segura Ct N Fort Worth, TX	3.0	2.0	1406	$1,700	$1.21	20d	1	1.07mi
4302 Segura Ct N Fort Worth, TX	3.0	2.0	1406	$1,700	$1.21	0d	1	1.07mi
2709 Trinity Valley Ct Fort Worth, TX	3.0	2.0	2064	$1,656	$0.80	45d	1	1.09mi
4305 Gorman Dr #1 Fort Worth, TX	2.0	2.0	1097	$1,399	$1.28	45d	1	1.09mi
4321 Segura Ct N Fort Worth, TX	3.0	2.0	1451	$1,440	$0.99	5d	1	1.12mi
6920 Misty Meadow Dr S Fort Worth, TX	3.0	2.0	1443	$1,775	$1.23	45d	1	1.12mi
4325 Segura Ct S Fort Worth, TX	3.0	2.0	1406	$1,695	$1.21	18d	1	1.12mi
4310 Gorman Dr Fort Worth, TX	2.0	2.0	1350	$1,675	$1.24	45d	1	1.12mi
5833 Westhaven Dr Fort Worth, TX	3.0	1.5	1630	$1,600	$0.98	26d	1	1.13mi
4329 Segura Ct S Fort Worth, TX	3.0	2.0	1406	$1,450	$1.03	19d	1	1.13mi
5201 Westcreek Dr Fort Worth, TX	3.0	1.5	1200	$1,700	$1.42	0d	1	1.14mi
6625 S Hulen St Fort Worth, TX	1.0–3.0	1.0–3.0	1066	$1,599	$1.50	26d	4	1.14mi
6620 S Creek Dr Fort Worth, TX	2.0	2.0	1095	$1,450	$1.32	8d	1	1.24mi
6706 Crestmont Ct Fort Worth, TX	3.0	2.0	1200	$1,495	$1.25	19d	1	1.25mi
6706 Crestmont Ct Fort Worth, TX	3.0	2.0	1200	$1,495	$1.25	18d	1	1.25mi
3921 Teaberry Ln Fort Worth, TX	4.0	2.0	1548	$2,200	$1.42	4d	1	1.25mi
6416 Brookhaven Trl Fort Worth, TX	3.0	2.0	1529	$1,999	$1.31	13d	1	1.26mi
6838 S Creek Dr Fort Worth, TX	3.0	2.0	1400	$1,395	$1.00	4d	1	1.26mi
4809 Wheelock Dr Fort Worth, TX	3.0	2.0	1956	$1,895	$0.97	5d	1	1.27mi
4809 Wheelock Dr Fort Worth, TX	3.0	2.0	1956	$1,895	$0.97	20d	1	1.27mi
6238 Wheaton Dr Fort Worth, TX	3.0	2.5	1850	$1,600	$0.86	0d	1	1.27mi
6240 Wheaton Dr Unit 6240 Fort Worth, TX	2.0	1.5	1189	$1,225	$1.03	8d	1	1.27mi

Listing history 12 events

1. 2026-06-02
   statusdays on market $275,000 Pending 72 DOM
2. 2026-05-31
   days on market $275,000 Active Option Contract 71 DOM
3. 2026-05-20
   historical Active Option Contract 1176-char remark

   Show marketing remark (1176 chars)

   Tucked away on a private street in one of Southwest Fort Worth’s most charming communities, this inviting three bedroom, two bath home offers a wonderful blend of comfort, style, and convenience. Inside, you’ll find a spacious open floor plan that creates an easy flow between the living, dining, and kitchen areas, making the home feel bright, functional, and welcoming. Updated finishes add a fresh, modern touch, while the thoughtful layout makes the space feel both comfortable and practical for daily living or entertaining. Step outside to a nice large backyard with plenty of room to relax, garden, play, or create the outdoor setup you’ve been dreaming of. Conveniently located with easy access to I-20, commuting, shopping, dining, and everyday essentials are all just minutes away. Whether you’re a first time homebuyer, someone looking to downsize without sacrificing comfort, or an investor searching for a solid rental opportunity, this home is full of potential and ready for its next chapter. **The Seller has protested the property taxes every year to keep the value down and that the mineral rights will convey with a full price offer.

4. 2026-04-15
   price $275,000 1176-char remark

   Show marketing remark (1176 chars)

   Tucked away on a private street in one of Southwest Fort Worth’s most charming communities, this inviting three bedroom, two bath home offers a wonderful blend of comfort, style, and convenience. Inside, you’ll find a spacious open floor plan that creates an easy flow between the living, dining, and kitchen areas, making the home feel bright, functional, and welcoming. Updated finishes add a fresh, modern touch, while the thoughtful layout makes the space feel both comfortable and practical for daily living or entertaining. Step outside to a nice large backyard with plenty of room to relax, garden, play, or create the outdoor setup you’ve been dreaming of. Conveniently located with easy access to I-20, commuting, shopping, dining, and everyday essentials are all just minutes away. Whether you’re a first time homebuyer, someone looking to downsize without sacrificing comfort, or an investor searching for a solid rental opportunity, this home is full of potential and ready for its next chapter. **The Seller has protested the property taxes every year to keep the value down and that the mineral rights will convey with a full price offer.

5. 2026-03-21
   listed $295,000 Active 1176-char remark

   Show marketing remark (1176 chars)

   Tucked away on a private street in one of Southwest Fort Worth’s most charming communities, this inviting three bedroom, two bath home offers a wonderful blend of comfort, style, and convenience. Inside, you’ll find a spacious open floor plan that creates an easy flow between the living, dining, and kitchen areas, making the home feel bright, functional, and welcoming. Updated finishes add a fresh, modern touch, while the thoughtful layout makes the space feel both comfortable and practical for daily living or entertaining. Step outside to a nice large backyard with plenty of room to relax, garden, play, or create the outdoor setup you’ve been dreaming of. Conveniently located with easy access to I-20, commuting, shopping, dining, and everyday essentials are all just minutes away. Whether you’re a first time homebuyer, someone looking to downsize without sacrificing comfort, or an investor searching for a solid rental opportunity, this home is full of potential and ready for its next chapter. **The Seller has protested the property taxes every year to keep the value down and that the mineral rights will convey with a full price offer.

6. 2008-07-31
   soldstatus 153-char remark

   Show marketing remark (153 chars)

   Wonderful opportunity with just a little tlc. Nice sized yard, formal areas, family room and fireplace, covered patio and great established neighborhood.

7. 2008-06-25
   historical 153-char remark

   Show marketing remark (153 chars)

   Wonderful opportunity with just a little tlc. Nice sized yard, formal areas, family room and fireplace, covered patio and great established neighborhood.

8. 2008-05-23
   listed $64,900 153-char remark

   Show marketing remark (153 chars)

   Wonderful opportunity with just a little tlc. Nice sized yard, formal areas, family room and fireplace, covered patio and great established neighborhood.

9. 2002-12-30
   soldstatus
10. 2002-11-14
    historical
11. 2002-11-14
    listed $53,500
12. 1992-10-31
    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: $1,796 · $150/mo
• Projected year-2 tax: $5,032 · $419/mo
• Expected delta: +$3,236/yr (+$270/mo · 180.1%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $23,547
• − Mortgage interest: −$15,404
• − Property taxes: −$1,796
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − Depreciation: −$8,000
• Taxable loss: −$6,796
• Est. tax savings @ 24.0%: +$1,631
• After-tax cash flow: $-244/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): 53,958
• Household income: $75,523
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 2000.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 39% White 34% Black 21% Two or more races 19% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 15% · Canada, China, Philippines
• Languages at home: 70% English-only · Spanish 25% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -196.95%
• Current HPI: 293.8679
• Rent YoY: ▼ -0.20%
• 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

+414.0% since first listed

10 events — show timeline

• 2026-05-20 Contingent — NTREIS
• 2026-04-15 Price Changed $275,000 NTREIS
• 2026-03-21 Listed $295,000 NTREIS
• 2008-07-31 Sold (MLS) — NTREIS
• 2008-06-25 Listing Removed — NTREIS
• 2008-05-23 Listed $64,900 NTREIS
• 2002-12-30 Sold (Public Records) — Public Records
• 2002-11-14 Listed $53,500 NTREIS
• 2002-11-14 Listing Removed — NTREIS
• 1992-10-31 Sold (Public Records) — Public Records

Property tax history

-1.3%/yr

Latest (2025): $1,796 · -9.2% YoY. Source: county tax records.