3109 Sondra Dr #302 · Fort Worth, TX 76107

$109,900

2 bd · 1.0 ba · 440 sqft · Condo public records · 77 Days on market

Built 1982 $250/sqft · 18% below area Est $134k · 18% under $171/mo HOA · 11% of rent

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Why this score? — see what drove the B 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 +26.7/30.0
• ARV discount +15.0/15.0
• 1% rule +9.5/10.0
• DSCR +9.1/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing opportunity to get a clean, well-maintained, recently updated, studio condo in sought-after University Park Condominiums. Check out the unique and cozy, efficiency, floor plan that still has everything you need. The unit includes the appliances, washer-dryer, brand new carpet, updated lighting, and more! The home also boasts a private balcony. The complex is undergoing updates with major improvements including siding, painting, landscaping, etc. The gated and fenced grounds are well-lit at night providing a peaceful environment. The community pool is beautiful and open year-round for usage of the hot-tub and grills. Perhaps the best amenity for the complex is it's proximity to the museums, UNTHSC, and the 7th Street shopping and nightlife. HURRY to be a part of the amazing growth and development in the 7th Street, Panther Island, Cultural District region! This condo is perfectly priced for a live-in owner, crash-pad, or investor. The seller has additional units if looking to purchase multiple!

Key facts

• Well-lit grounds
• Community pool
• Private balcony

Tags

• PRIVATE BALCONY
• COMMUNITY POOL
• GATED GROUNDS
• WELL-LIT GROUNDS
• PROXIMITY TO MUSEUMS
• PROXIMITY TO SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: 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 (+2.9%/yr); 271 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $110k implies a 818% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. 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. 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.
9. 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.
10. 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: 1.45% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.55%
• DSCR: 1.51
• GRM: 5.7

CMA / ARV

• ARV (median comp): $133,885
• List price: $109,900
• Delta: -17.91%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.94% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.04×
• Total profit: $1,101
• Equity at exit: $16,386

10-year hold

• IRR: 10.6%
• Equity multiple: 1.83×
• Total profit: $25,452
• Equity at exit: $9,502

Cash invested: $30,772 (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 76107

• Rents YoY: 2.9%
• Active inventory: 271
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$171 /mo · $2,046/yr
• Insurance: −$46
• HOA: −$171
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $296

Break-even live

Break-even rent $1,220

Max offer price $109,900

Occupancy floor 76%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Matisse Dr Fort Worth, TX	2.0	1.0–2.0	911	$2,625	$2.88	1d	39	0.78mi

HOA detail condo

• Monthly dues: $171 · $2,052/yr
• Likely covers: landscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $109,900 Active 77 DOM
2. 2026-06-17
   days on market $109,900 Active 76 DOM
3. 2026-06-16
   days on market $109,900 Active 75 DOM
4. 2026-06-15
   days on market $109,900 Active 74 DOM
5. 2026-06-13
   days on market $109,900 Active 72 DOM
6. 2026-06-09
   days on market $109,900 Active 68 DOM
7. 2026-06-08
   days on market $109,900 Active 67 DOM
8. 2026-06-07
   days on market $109,900 Active 66 DOM
9. 2026-06-04
   days on market $109,900 Active 63 DOM
10. 2026-06-03
    days on market $109,900 Active 62 DOM
11. 2026-06-02
    days on market $109,900 Active 61 DOM
12. 2026-06-02
    days on market $109,900 Active 60 DOM
13. 2026-05-31
    days on market $109,900 Active 59 DOM
14. 2026-04-01
    listed $109,900 Active 1021-char remark

    Show marketing remark (1021 chars)

    Amazing opportunity to get a clean, well-maintained, recently updated, studio condo in sought-after University Park Condominiums. Check out the unique and cozy, efficiency, floor plan that still has everything you need. The unit includes the appliances, washer-dryer, brand new carpet, updated lighting, and more! The home also boasts a private balcony. The complex is undergoing updates with major improvements including siding, painting, landscaping, etc. The gated and fenced grounds are well-lit at night providing a peaceful environment. The community pool is beautiful and open year-round for usage of the hot-tub and grills. Perhaps the best amenity for the complex is it's proximity to the museums, UNTHSC, and the 7th Street shopping and nightlife. HURRY to be a part of the amazing growth and development in the 7th Street, Panther Island, Cultural District region! This condo is perfectly priced for a live-in owner, crash-pad, or investor. The seller has additional units if looking to purchase multiple!

15. 2012-10-16
    soldstatus
16. 2003-11-24
    soldstatus
17. 1994-07-15
    soldstatus $11,970
18. 1990-11-16
    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: $2,046 · $171/mo
• Projected year-2 tax: $2,046 · $171/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) · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,135
• − Mortgage interest: −$6,156
• − Property taxes: −$2,046
• − Insurance: −$550
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − HOA: −$2,052
• − Depreciation: −$3,197
• Taxable income: $2,072
• Est. tax owed @ 24.0%: −$497
• After-tax cash flow: $3,055/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): 30,994
• Household income: $79,990
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 2303.0

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 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 20% Black 15% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 1%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 82% English-only · Spanish 14% French/Haitian/Cajun 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: ▼ -447.90%
• Current HPI: 296.4355
• Rent YoY: ▲ 2.94%
• 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

+818.1% since first listed

5 events — show timeline

• 2026-04-01 Listed $109,900 NTREIS
• 2012-10-16 Sold (Public Records) — Public Records
• 2003-11-24 Sold (Public Records) — Public Records
• 1994-07-15 Sold (Public Records) $11,970 Public Records
• 1990-11-16 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,046 · -20.7% YoY. Source: county tax records.