3217 Green Ridge St · Fort Worth, TX 76133

$185,000

4 bd · 4.0 ba · 2,090 sqft · MultiFamily public records · 19 Days on market

Built 1982 7,057 sqft lot Est $311k · 41% under

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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 +19.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.8/10.0
• DSCR +6.1/10.0
• Livability +4.0/5.0
• 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

Key facts

• 7,057 sq ft lot
• Garage
• Built 1982

Property features AI

Finance

• Other: Lot less than 0.5 acre (approx. 0.162 acres); Subdivision: South Meadow Add; County: Tarrant
• Financial info: Listing eligible for conventional, FHA, FHA-203K, VA, or cash financing
• HOA & community: No homeowners association; Community curbs

Exterior

• Parking: Attached garage (1 car) with garage door opener; Covered parking space; Driveway parking; Additional parking; Garage with epoxy flooring (approx. 10' x 20' x 8')
• Security: Fire alarm; Security lights; Smoke detectors
• Utilities: City water (individual water meter); City sewer; Electricity available and connected; Cable available; Sewer available
• Home design: Single-family residence; One story; Property attached: Yes
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1982 (preowned)
• Exterior features: Wood fencing in back yard; Curbs; All-weather road access

Interior

• Kitchen: Granite counters and natural stone/granite surfaces; Built-in cabinets; Water line to refrigerator; Dishwasher; Disposal; Electric oven and electric range; Utility in kitchen
• Bedrooms: 2 bedrooms (both on main level); Primary bedroom with walk-in closet
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Fireplace(s) for supplemental heat; Central air; Ceiling fan(s)
• Interior features: Cathedral and vaulted ceilings; Granite counters; Cable TV available; High-speed internet available; Walk-in closets; Window coverings
• Laundry & utility: Washer and dryer hookups (full-size); Electric dryer hookup; Utility room / laundry area; Washer hookup in kitchen area noted

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $185k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: 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: Woodway El (math 14% / reading 20%, grade F, #3,836 of 4,322 statewide, top 91%, 494 students, 91% FRL) — zoned schools average 91% FRL vs 73% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 216 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 35% 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 $1k of loan paydown is wiped out by about $6k 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 19 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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: property tax is 3.1% of price.
• 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 $182,225 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.74%
• DSCR: 1.21
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $311,410
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3328-3330 Green Ridge St	0.12mi	4/3.0	2,128 (+2%)	7mo	$340,000	$160	81
3405 S Meadow Dr	0.20mi	4/2.0	2,042 (-2%)	16mo	$267,500	$131	66
3417 S Meadow Dr	0.22mi	4/2.0	2,042 (-2%)	20mo	$279,900	$137	61
6701 Glenbrook Ln	0.64mi	4/4.0	2,124 (+2%)	16mo	$339,000	$160	54
6857 S Creek Dr	0.51mi	4/2.0	2,000 (-4%)	13mo	$285,000	$143	51
6743 Westcreek Dr	0.57mi	4/2.0	2,018 (-3%)	11mo	$299,997	$149	51
2735-2737 Countryside Ln	0.65mi	4/4.0	2,310 (+10%)	17mo	$344,700	$149	38
6649 S Creek Dr	0.73mi	5/4.0 (+1)	2,180 (+4%)	24mo	$372,500	$171	34

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: -12.8%
• Equity multiple: 0.55×
• Total profit: $-23,175
• Equity at exit: $27,584

10-year hold

• IRR: -10.3%
• Equity multiple: 0.47×
• Total profit: $-27,460
• Equity at exit: $15,995

Cash invested: $51,800 (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: 216
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,192 high
• Mortgage (P&I): −$970
• Tax from tax record: −$480 /mo · $5,757/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $205

Break-even live

Break-even rent $1,933

Max offer price $185,000

Occupancy floor 86%

Sensitivity live

Price	-10% $309	-5% $257	+0% $205	+5% $152	+10% $100
Rent	-10% $32	-5% $118	+0% $205	+5% $291	+10% $378
Rate	-1.0pp $298	-0.5pp $252	base $205	+0.5pp $157	+1.0pp $108

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7421 Ridge Rd W Fort Worth, TX	3.0	2.0	1480	$1,839	$1.24	4d	1	0.29mi
3104 Woodlark Dr Fort Worth, TX	4.0	2.5	2565	$2,350	$0.92	44d	1	0.35mi
2917 Joymeadow Dr Fort Worth, TX	4.0	2.5	2253	$2,210	$0.98	21d	1	0.36mi
7501 Meadow Creek Dr Fort Worth, TX	4.0	2.5	2167	$2,295	$1.06	6d	1	0.36mi
2905 Joymeadow Dr Fort Worth, TX	4.0	2.5	2272	$2,200	$0.97	6d	1	0.38mi
7504 Trotter Ct Fort Worth, TX	3.0	2.5	2440	$2,199	$0.90	3d	1	0.38mi
6824 Loma Vista Dr Fort Worth, TX	3.0	2.0	1540	$1,980	$1.29	44d	1	0.39mi
3308 Clovermeadow Dr Fort Worth, TX	3.0	2.0	1798	$1,900	$1.06	25d	1	0.41mi
6920 Misty Meadow Dr S Fort Worth, TX	3.0	2.0	1443	$1,775	$1.23	44d	1	0.41mi
7320 Laurelhill Ct S Fort Worth, TX	3.0	2.0	1480	$1,905	$1.29	3d	1	0.42mi
7208 Southridge Trl Fort Worth, TX	3.0	2.0	1506	$1,950	$1.29	3d	1	0.48mi
3416 Forest Creek Dr Fort Worth, TX	3.0	2.0	1400	$1,895	$1.35	25d	1	0.49mi
7148 Misty Meadow Dr S Fort Worth, TX	3.0	2.0	1480	$1,795	$1.21	4d	1	0.52mi
6838 S Creek Dr Fort Worth, TX	3.0	2.0	1400	$1,395	$1.00	4d	1	0.55mi
2729 Forest Creek Dr Fort Worth, TX	3.0	2.5	2333	$2,350	$1.01	3d	1	0.56mi
7294 Church Park Dr Fort Worth, TX	3.0	2.0	1618	$2,000	$1.24	25d	1	0.57mi
2701 Clovermeadow Dr Fort Worth, TX	4.0	2.5	2225	$2,500	$1.12	3d	1	0.58mi
3309 Creekwood Ln Fort Worth, TX	4.0	2.0	1748	$2,060	$1.18	3d	1	0.59mi
7221 Misty Meadow Dr S Fort Worth, TX	3.0	2.0	1584	$1,795	$1.13	6d	1	0.60mi
7221 W Cleburne Rd Fort Worth, TX	3.0	2.0	1623	$1,795	$1.11	25d	1	0.64mi
7329 Southridge Trl Fort Worth, TX	3.0	2.0	1529	$2,200	$1.44	44d	1	0.65mi
2520 Clovermeadow Dr Fort Worth, TX	3.0	2.0	1567	$2,029	$1.29	6d	1	0.67mi
7617 Hollow Forest Dr Fort Worth, TX	3.0	2.0	1400	$1,900	$1.36	4d	1	0.72mi
3921 Teaberry Ln Fort Worth, TX	4.0	2.0	1548	$2,200	$1.42	4d	1	0.73mi
7616 Rainbow Creek Dr Fort Worth, TX	3.0	2.0	1400	$1,855	$1.32	44d	1	0.74mi
3965 Singleleaf Ln Fort Worth, TX	3.0	2.0	2343	$2,500	$1.07	7d	1	0.79mi
3288 Raleigh Dr Fort Worth, TX	5.0	2.5	2443	$2,395	$0.98	20d	1	0.80mi
2508 Creekwood Ln Fort Worth, TX	3.0	2.5	1867	$2,145	$1.15	6d	1	0.81mi
2616 Harvest Moon Dr Fort Worth, TX	3.0	2.0	1436	$2,350	$1.64	3d	1	0.82mi
7664 Hollow Point Dr Fort Worth, TX	3.0	2.0	1400	$1,895	$1.35	25d	1	0.84mi
7609 Xavier Dr Fort Worth, TX	4.0	2.5	2239	$2,060	$0.92	23d	1	0.85mi
3905 Seven Gables St Fort Worth, TX	3.0	2.0	1864	$1,700	$0.91	44d	1	0.87mi
3809 Bee Tree Ln Fort Worth, TX	3.0	2.0	1458	$1,855	$1.27	16d	1	0.88mi
3704 Fairhaven Dr Fort Worth, TX	3.0	2.0	1528	$1,995	$1.31	13d	1	0.89mi
3704 Fairhaven Dr Fort Worth, TX	3.0	2.0	1528	$1,995	$1.31	44d	1	0.89mi
7741 Galemeadow Ct Fort Worth, TX	3.0	2.0	1400	$1,870	$1.34	21d	1	0.91mi
6416 Brookhaven Trl Fort Worth, TX	3.0	2.0	1529	$1,999	$1.31	12d	1	0.96mi
2436 Dahlia Dr Fort Worth, TX	4.0	3.0	2285	$2,349	$1.03	6d	1	0.97mi
6417 Canyon Cir Fort Worth, TX	3.0	2.0	1582	$2,300	$1.45	19d	1	0.99mi
6417 Canyon Cir Fort Worth, TX	3.0	2.0	1582	$2,300	$1.45	16d	1	0.99mi

Listing history 14 events

1. 2026-06-13
   statusdays on market $185,000 Pending 19 DOM
2. 2026-06-09
   days on market $185,000 Active Option Contract 15 DOM
3. 2026-06-08
   days on market $185,000 Active Option Contract 14 DOM
4. 2026-06-07
   statusdays on market $185,000 Active Option Contract 13 DOM
5. 2026-06-04
   days on market $185,000 Active 10 DOM
6. 2026-06-03
   days on market $185,000 Active 9 DOM
7. 2026-06-02
   days on market $185,000 Active 8 DOM
8. 2026-06-01
   days on market $185,000 Active 7 DOM
9. 2026-05-31
   days on market $185,000 Active 6 DOM
10. 2026-05-25
    listed $185,000 Active
11. 2024-03-07
    historical $1,575
12. 2024-02-19
    listed $1,575
13. 2022-09-01
    soldstatus
14. 2022-08-31
    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: $5,757 · $480/mo
• Projected year-2 tax: $5,757 · $480/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,305
• − Mortgage interest: −$10,363
• − Property taxes: −$5,757
• − Insurance: −$925
• − Repairs & maintenance: −$2,104
• − Management: −$2,104
• − Depreciation: −$5,382
• Taxable loss: −$330
• Est. tax savings @ 24.0%: +$79
• After-tax cash flow: $2,536/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

+11646.0% since first listed

5 events — show timeline

• 2026-05-25 Listed $185,000 NTREIS
• 2024-03-07 Rental Removed $1,575 NTREIS
• 2024-02-19 Listed for Rent $1,575 NTREIS
• 2022-09-01 Sold (Public Records) — Public Records
• 2022-08-31 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $5,757 · -4.9% YoY. Source: county tax records.