6004 Westridge Ln #703 · Fort Worth, TX 76116

$69,000

2 bd · 1.0 ba · 806 sqft · Condo public records · 76 Days on market

Built 1969 $86/sqft · 9% below area Est $76k · 9% under $320/mo HOA · 27% of rent ↓ 12% 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 +20.0/30.0
• ARV discount +11.7/15.0
• 1% rule +10.0/10.0
• DSCR +6.3/10.0
• 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 MLS

Stunning Remodeled 1-Bed, 1-Bath Condo – Move-In Ready!Welcome to a beautifully updated first-floor condo in Fort Worth’s desirable Spanish Gardens community. This bright 806 sq ft home has been completely refreshed with modern finishes throughout.Inside you’ll find fresh neutral paint, wide-plank gray luxury vinyl plank flooring, and recessed lighting for a clean, open feel. The spacious living room offers a large window overlooking peaceful green space and trees.The fully remodeled kitchen shines with white shaker cabinets, open shelving, sleek black granite counters, a black under-mount sink with gooseneck faucet, and modern black appliances. The light-filled primary bedroom includes ample closet space. The updated full bath features elegant marble-look in shower, a contemporary vanity, and upgraded fixtures.Additional highlights: • Multiple deep closets with built-in shelving • In-unit laundry area • Low- maintenance condo livingPerfect for first-time buyers, down sizers, or investors. Turnkey and move-in ready — just bring your furniture!Priced to sell and showing beautifully. Schedule your private tour today! Spanish Gardens Condominiums Fort Worth, TX 1 Bed 1 Bath 806 Sq Ft Fully Remodeled & Updated Unit next door also available #705

Key facts

• $320 HOA
• Built 1969
• Listed 75 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $69k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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); 215 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $477 of loan paydown is wiped out by about $2k 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 76 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; HOA is 27% 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 $64,859 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.72% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.26%
• DSCR: 1.23
• GRM: 4.8

CMA / ARV

• ARV (median comp): $76,181
• List price: $69,000
• Delta: -9.43%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6012 Westridge Ln #610	0.03mi	1/1.0 (-1)	806 (0%)	18mo	$105,000	$130	79

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 · 1.77% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.64×
• Total profit: $-6,994
• Equity at exit: $10,288

10-year hold

• IRR: -3.3%
• Equity multiple: 0.80×
• Total profit: $-3,954
• Equity at exit: $5,966

Cash invested: $19,320 (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: 215
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,190 high
• Mortgage (P&I): −$362
• Tax from tax record: −$145 /mo · $1,737/yr
• Insurance: −$29
• HOA: −$320
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $85

Break-even live

Break-even rent $1,083

Max offer price $69,000

Occupancy floor 88%

Sensitivity live

Price	-10% $124	-5% $104	+0% $85	+5% $65	+10% $46
Rent	-10% $-9	-5% $38	+0% $85	+5% $132	+10% $179
Rate	-1.0pp $119	-0.5pp $102	base $85	+0.5pp $67	+1.0pp $49

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6004 Westridge Ln Fort Worth, TX	1.0	1.0	806	$895	$1.11	12d	1	0.03mi
6012 Westridge Ln #610 Fort Worth, TX	1.0	1.0	806	$900	$1.12	18d	1	0.06mi
6037 Westridge Ln Fort Worth, TX	1.0	1.0	780	$861	$1.10	14d	1	0.13mi
6037 Westridge Ln Unit 6111 Fort Worth, TX	1.0	1.0	780	$861	$1.10	0d	1	0.13mi
6037 Westridge Ln Unit 2121 Fort Worth, TX	2.0	2.0	1056	$1,107	$1.05	0d	1	0.13mi
6037 Westridge Ln Unit 6088 Fort Worth, TX	1.0	1.0	780	$902	$1.16	45d	1	0.13mi
6037 Westridge Ln Unit 6058 Fort Worth, TX	1.0	1.0	780	$907	$1.16	15d	1	0.13mi
6037 Westridge Ln Unit 6094 Fort Worth, TX	2.0	2.0	1056	$1,107	$1.05	45d	1	0.13mi
4900 Bryant Irvin Rd N Unit 4927 Fort Worth, TX	2.0	2.0	776	$1,324	$1.71	23d	1	0.17mi
4900 Bryant Irvin Rd N Unit 4951 Fort Worth, TX	1.0	1.0	596	$1,040	$1.74	45d	1	0.17mi
4900 Bryant Irvin Rd N Unit 4957 Fort Worth, TX	2.0	2.0	750	$1,300	$1.73	13d	1	0.17mi
2500 River Park Dr Fort Worth, TX	1.0–2.0	1.0–2.0	1006	$2,650	$2.63	0d	18	0.18mi
4900 Bryant Irvin Rd N Unit 4921 Fort Worth, TX	1.0	1.0	596	$1,045	$1.75	15d	1	0.20mi
4900 Bryant Irvin Rd N Unit 4921 Fort Worth, TX	1.0	1.0	645	$824	$1.28	0d	1	0.20mi
4900 Bryant Irvin Rd N Unit 2121 Fort Worth, TX	2.0	2.0	750	$1,249	$1.67	0d	1	0.20mi
4900 Bryant Irvin Rd N Unit 1121 Fort Worth, TX	1.0	1.0	645	$875	$1.36	13d	1	0.20mi
4900 Bryant Irvin Rd N Fort Worth, TX	1.0	1.0	645	$824	$1.28	14d	1	0.20mi
4716 Littlepage St Fort Worth, TX	2.0	1.0	748	$1,195	$1.60	25d	1	0.27mi
2751 River Park Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1024	$1,900	$1.85	0d	44	0.42mi
4500 Westridge Ave #21 Fort Worth, TX	2.0	2.0	1104	$2,400	$2.17	45d	1	0.45mi
5512 Humbert Ave Fort Worth, TX	2.0	1.0	840	$2,000	$2.38	45d	1	0.72mi
3101 River Park Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1110	$1,515	$1.36	3d	32	0.76mi
5809 Kilpatrick Ave Fort Worth, TX	2.0	1.0	814	$1,395	$1.71	6d	1	0.80mi
5809 Kilpatrick Ave Fort Worth, TX	2.0	1.0	814	$1,395	$1.71	25d	1	0.80mi
4945 Gage Ave Fort Worth, TX	3.0	1.0–3.0	1217	$3,381	$2.78	0d	42	0.80mi
3215 Trinity View Dr Fort Worth, TX	1.0	1.0	650	$990	$1.52	7d	1	0.81mi
5828 Arborlawn Dr Fort Worth, TX	2.0	1.0–2.5	1006	$2,904	$2.89	0d	38	0.85mi
3309 Riveroad Ct Fort Worth, TX	1.0–2.0	1.0–2.0	817	$1,504	$1.84	6d	30	0.87mi
4900 Gage Ave Fort Worth, TX	1.0–3.0	1.0–2.0	1128	$4,238	$3.76	3d	42	0.89mi
3301 River Park Ln S Fort Worth, TX	1.0	1.0	554	$954	$1.72	14d	1	0.93mi
3301 River Park Dr Unit 3338 Fort Worth, TX	2.0	2.0	1018	$1,378	$1.35	14d	1	0.93mi
3301 River Park Dr Unit 3375 Fort Worth, TX	1.0	1.0	554	$955	$1.72	0d	1	0.93mi
3301 River Park Dr Unit 3322 Fort Worth, TX	1.0	1.0	554	$1,000	$1.81	15d	1	0.93mi
3301 River Park Dr Unit 3358 Fort Worth, TX	2.0	2.0	965	$1,306	$1.35	0d	1	0.93mi
3964 Watercourse Dr Fort Worth, TX	3.0	1.0–2.0	1023	$2,317	$2.27	0d	29	0.95mi
5928 Fletcher Ave Apt 20 Fort Worth, TX	1.0	1.0	588	$999	$1.70	25d	1	0.95mi
5928 Fletcher Ave Unit 24 Fort Worth, TX	1.0	1.0	675	$999	$1.48	0d	1	0.95mi
5928 Fletcher Ave Fort Worth, TX	1.0	1.0	588	$1,050	$1.78	25d	3	0.95mi
5928 Fletcher Ave Fort Worth, TX	1.0	1.0	588	$1,150	$1.96	45d	1	0.95mi
5928 Fletcher Ave Unit 16 Fort Worth, TX	1.0	1.0	588	$1,100	$1.87	25d	1	0.95mi

HOA detail condo

• Monthly dues: $320 · $3,840/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $69,000 Active 76 DOM
2. 2026-06-18
   days on market $69,000 Active 73 DOM
3. 2026-06-17
   days on market $69,000 Active 72 DOM
4. 2026-06-16
   days on market $69,000 Active 71 DOM
5. 2026-06-15
   days on market $69,000 Active 70 DOM
6. 2026-06-13
   days on market $69,000 Active 68 DOM
7. 2026-06-09
   days on market $69,000 Active 64 DOM
8. 2026-06-08
   pricedays on market $69,000 Active 63 DOM
9. 2026-06-07
   days on market $71,000 Active 62 DOM
10. 2026-06-04
    days on market $71,000 Active 59 DOM
11. 2026-06-03
    days on market $71,000 Active 58 DOM
12. 2026-06-02
    days on market $71,000 Active 57 DOM
13. 2026-06-01
    days on market $71,000 Active 56 DOM
14. 2026-05-31
    days on market $71,000 Active 55 DOM
15. 2026-05-07
    price $74,500 1313-char remark

    Show marketing remark (1313 chars)

    Stunning Remodeled 1-Bed, 1-Bath Condo – Move-In Ready!Welcome to a beautifully updated first-floor condo in Fort Worth’s desirable Spanish Gardens community. This bright 806 sq ft home has been completely refreshed with modern finishes throughout.Inside you’ll find fresh neutral paint, wide-plank gray luxury vinyl plank flooring, and recessed lighting for a clean, open feel. The spacious living room offers a large window overlooking peaceful green space and trees.The fully remodeled kitchen shines with white shaker cabinets, open shelving, sleek black granite counters, a black under-mount sink with gooseneck faucet, and modern black appliances. The light-filled primary bedroom includes ample closet space. The updated full bath features elegant marble-look in shower, a contemporary vanity, and upgraded fixtures.Additional highlights: • Multiple deep closets with built-in shelving • In-unit laundry area • Low- maintenance condo livingPerfect for first-time buyers, down sizers, or investors. Turnkey and move-in ready — just bring your furniture!Priced to sell and showing beautifully. Schedule your private tour today! Spanish Gardens Condominiums Fort Worth, TX 1 Bed 1 Bath 806 Sq Ft Fully Remodeled & Updated Unit next door also available #705

16. 2026-04-16
    price $79,900 1313-char remark

    Show marketing remark (1313 chars)

    Stunning Remodeled 1-Bed, 1-Bath Condo – Move-In Ready!Welcome to a beautifully updated first-floor condo in Fort Worth’s desirable Spanish Gardens community. This bright 806 sq ft home has been completely refreshed with modern finishes throughout.Inside you’ll find fresh neutral paint, wide-plank gray luxury vinyl plank flooring, and recessed lighting for a clean, open feel. The spacious living room offers a large window overlooking peaceful green space and trees.The fully remodeled kitchen shines with white shaker cabinets, open shelving, sleek black granite counters, a black under-mount sink with gooseneck faucet, and modern black appliances. The light-filled primary bedroom includes ample closet space. The updated full bath features elegant marble-look in shower, a contemporary vanity, and upgraded fixtures.Additional highlights: • Multiple deep closets with built-in shelving • In-unit laundry area • Low- maintenance condo livingPerfect for first-time buyers, down sizers, or investors. Turnkey and move-in ready — just bring your furniture!Priced to sell and showing beautifully. Schedule your private tour today! Spanish Gardens Condominiums Fort Worth, TX 1 Bed 1 Bath 806 Sq Ft Fully Remodeled & Updated Unit next door also available #705

17. 2026-04-06
    listed $84,500 Active 1313-char remark

    Show marketing remark (1313 chars)

    Stunning Remodeled 1-Bed, 1-Bath Condo – Move-In Ready!Welcome to a beautifully updated first-floor condo in Fort Worth’s desirable Spanish Gardens community. This bright 806 sq ft home has been completely refreshed with modern finishes throughout.Inside you’ll find fresh neutral paint, wide-plank gray luxury vinyl plank flooring, and recessed lighting for a clean, open feel. The spacious living room offers a large window overlooking peaceful green space and trees.The fully remodeled kitchen shines with white shaker cabinets, open shelving, sleek black granite counters, a black under-mount sink with gooseneck faucet, and modern black appliances. The light-filled primary bedroom includes ample closet space. The updated full bath features elegant marble-look in shower, a contemporary vanity, and upgraded fixtures.Additional highlights: • Multiple deep closets with built-in shelving • In-unit laundry area • Low- maintenance condo livingPerfect for first-time buyers, down sizers, or investors. Turnkey and move-in ready — just bring your furniture!Priced to sell and showing beautifully. Schedule your private tour today! Spanish Gardens Condominiums Fort Worth, TX 1 Bed 1 Bath 806 Sq Ft Fully Remodeled & Updated Unit next door also available #705

18. 2014-09-18
    soldstatus
19. 1997-12-19
    soldstatus
20. 1991-01-14
    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: $1,737 · $145/mo
• Projected year-2 tax: $1,737 · $145/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: $14,279
• − Mortgage interest: −$3,865
• − Property taxes: −$1,737
• − Insurance: −$345
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − HOA: −$3,840
• − Depreciation: −$2,007
• Taxable income: $199
• Est. tax owed @ 24.0%: −$48
• After-tax cash flow: $968/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

-11.8% since first listed

6 events — show timeline

• 2026-05-07 Price Changed $74,500 NTREIS
• 2026-04-16 Price Changed $79,900 NTREIS
• 2026-04-06 Listed $84,500 NTREIS
• 2014-09-18 Sold (Public Records) — Public Records
• 1997-12-19 Sold (Public Records) — Public Records
• 1991-01-14 Sold (Public Records) — Public Records

Property tax history

+8.7%/yr

Latest (2025): $1,737 · -2.4% YoY. Source: county tax records.