5055 Ridglea Ln #1105 · Fort Worth, TX 76116

$75,000

2 bd · 1.0 ba · 853 sqft · Condo public records · 248 Days on market

Built 1968 $88/sqft · at area comps Est $77k · at est. $276/mo HOA · 23% of rent

---

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 +22.5/30.0
• 1% rule +10.0/10.0
• ARV discount +8.9/15.0
• DSCR +7.2/10.0
• 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

Recently updated first-floor condo in Fort Worth featuring stylish new soft-close cabinetry, modern fixtures, fresh paint, and beautiful new flooring throughout. This 1-bedroom, 1-bathroom home offers a spacious living area with plenty of natural light, creating a comfortable and inviting space. Perfect for low-maintenance living in a convenient location close to shopping, dining, and entertainment.

Key facts

• Fresh paint
• First-floor condo
• Spacious living area

Tags

• FIRST-FLOOR CONDO
• SOFT-CLOSE CABINETRY
• MODERN FIXTURES
• FRESH PAINT
• NEW FLOORING
• SPACIOUS LIVING AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $60 ($716/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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); 209 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $519 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 248 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $25k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 23% of rent.
• Climate carrying-cost: severe 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.63% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.21%
• DSCR: 1.32
• GRM: 5.1

CMA / ARV

• ARV (median comp): $77,386
• List price: $75,000
• Delta: -3.08%
• Verdict: FAIR
• Comps: 14 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	0.10mi	1/1.0 (-1)	806 (-6%)	18mo	$105,000	$130	66

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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-9,590
• Equity at exit: $11,183

10-year hold

• IRR: -6.8%
• Equity multiple: 0.60×
• Total profit: $-8,396
• Equity at exit: $6,485

Cash invested: $21,000 (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 76116

• Rents YoY: 1.8%
• Active inventory: 209
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,223 high
• Mortgage (P&I): −$393
• Tax from tax record: −$139 /mo · $1,669/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$276
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $60

Break-even live

Break-even rent $1,147

Max offer price $75,000

Occupancy floor 90%

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: $18,750
• Closing costs: $2,250
• 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	11d	1	0.09mi
6012 Westridge Ln #610 Fort Worth, TX	1.0	1.0	806	$900	$1.12	17d	1	0.12mi
4900 Bryant Irvin Rd N Unit 4951 Fort Worth, TX	1.0	1.0	596	$1,040	$1.74	43d	1	0.17mi
4900 Bryant Irvin Rd N Unit 4927 Fort Worth, TX	2.0	2.0	776	$1,324	$1.71	22d	1	0.17mi
4900 Bryant Irvin Rd N Unit 4957 Fort Worth, TX	2.0	2.0	750	$1,300	$1.73	11d	1	0.17mi
6037 Westridge Ln Fort Worth, TX	1.0	1.0	780	$861	$1.10	12d	1	0.18mi
6037 Westridge Ln Unit 6111 Fort Worth, TX	1.0	1.0	780	$869	$1.11	3d	1	0.18mi
6037 Westridge Ln Unit 2121 Fort Worth, TX	2.0	2.0	1056	$1,074	$1.02	3d	1	0.18mi
6037 Westridge Ln Unit 6058 Fort Worth, TX	1.0	1.0	780	$907	$1.16	14d	1	0.18mi
6037 Westridge Ln Unit 6094 Fort Worth, TX	2.0	2.0	1056	$1,107	$1.05	43d	1	0.18mi
6037 Westridge Ln Unit 6088 Fort Worth, TX	1.0	1.0	780	$902	$1.16	43d	1	0.18mi
2500 River Park Dr Fort Worth, TX	1.0–2.0	1.0–2.0	1006	$2,686	$2.67	2d	19	0.19mi
4900 Bryant Irvin Rd N Unit 2121 Fort Worth, TX	2.0	2.0	750	$1,257	$1.68	3d	1	0.19mi
4900 Bryant Irvin Rd N Unit 1121 Fort Worth, TX	1.0	1.0	645	$875	$1.36	11d	1	0.19mi
4900 Bryant Irvin Rd N Unit 4921 Fort Worth, TX	1.0	1.0	596	$1,045	$1.75	14d	1	0.19mi
4900 Bryant Irvin Rd N Unit 4921 Fort Worth, TX	1.0	1.0	645	$832	$1.29	3d	1	0.19mi
4900 Bryant Irvin Rd N Fort Worth, TX	1.0	1.0	645	$824	$1.28	12d	1	0.19mi
4716 Littlepage St Fort Worth, TX	2.0	1.0	748	$1,195	$1.60	24d	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	0.45mi
4500 Westridge Ave #21 Fort Worth, TX	2.0	2.0	1104	$2,400	$2.17	43d	1	0.47mi
5512 Humbert Ave Fort Worth, TX	2.0	1.0	840	$2,000	$2.38	43d	1	0.68mi
4945 Gage Ave Fort Worth, TX	3.0	1.0–3.0	1217	$3,381	$2.78	1d	45	0.75mi
3101 River Park Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1110	$1,515	$1.36	1d	32	0.79mi
5809 Kilpatrick Ave Fort Worth, TX	2.0	1.0	814	$1,395	$1.71	24d	1	0.79mi
5809 Kilpatrick Ave Fort Worth, TX	2.0	1.0	814	$1,395	$1.71	5d	1	0.79mi
4900 Gage Ave Fort Worth, TX	1.0–3.0	1.0–2.0	1128	$4,238	$3.76	2d	42	0.83mi
3215 Trinity View Dr Fort Worth, TX	1.0	1.0	650	$990	$1.52	6d	1	0.84mi
5828 Arborlawn Dr Fort Worth, TX	2.0	1.0–2.5	1006	$2,904	$2.89	1d	41	0.86mi
3309 Riveroad Ct Fort Worth, TX	1.0–2.0	1.0–2.0	817	$1,504	$1.84	5d	30	0.91mi
5928 Fletcher Ave Apt 20 Fort Worth, TX	1.0	1.0	588	$999	$1.70	24d	1	0.96mi
5928 Fletcher Ave Fort Worth, TX	1.0	1.0	588	$1,150	$1.96	43d	1	0.96mi
5928 Fletcher Ave Fort Worth, TX	1.0	1.0	588	$1,050	$1.78	24d	3	0.96mi
5928 Fletcher Ave Unit 16 Fort Worth, TX	1.0	1.0	588	$1,100	$1.87	24d	1	0.96mi
3301 River Park Ln S Fort Worth, TX	1.0	1.0	554	$954	$1.72	12d	1	0.96mi
3301 River Park Dr Unit 3338 Fort Worth, TX	2.0	2.0	1018	$1,378	$1.35	12d	1	0.96mi
3301 River Park Dr Unit 3375 Fort Worth, TX	1.0	1.0	554	$963	$1.74	3d	1	0.96mi
3301 River Park Dr Unit 3358 Fort Worth, TX	2.0	2.0	965	$1,314	$1.36	3d	1	0.96mi
3301 River Park Dr Unit 3322 Fort Worth, TX	1.0	1.0	554	$1,000	$1.81	14d	1	0.96mi
3964 Watercourse Dr Fort Worth, TX	3.0	1.0–2.0	1028	$2,323	$2.26	1d	31	0.96mi
5536 Fletcher Ave Fort Worth, TX	2.0	1.0	852	$1,375	$1.61	24d	1	1.01mi

HOA detail condo

• Monthly dues: $276 · $3,312/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-18
   days on market $75,000 Active 248 DOM
2. 2026-06-17
   days on market $75,000 Active 247 DOM
3. 2026-06-16
   days on market $75,000 Active 246 DOM
4. 2026-06-15
   days on market $75,000 Active 245 DOM
5. 2026-06-13
   pricedays on market $75,000 Active 243 DOM
6. 2026-06-09
   days on market $79,900 Active 239 DOM
7. 2026-06-08
   days on market $79,900 Active 238 DOM
8. 2026-06-07
   days on market $79,900 Active 237 DOM
9. 2026-06-04
   days on market $79,900 Active 234 DOM
10. 2026-06-03
    days on market $79,900 Active 233 DOM
11. 2026-06-02
    days on market $79,900 Active 232 DOM
12. 2026-06-02
    days on market $79,900 Active 231 DOM
13. 2026-05-31
    days on market $79,900 Active 230 DOM
14. 2026-04-30
    price $79,900 402-char remark

    Show marketing remark (402 chars)

    Recently updated first-floor condo in Fort Worth featuring stylish new soft-close cabinetry, modern fixtures, fresh paint, and beautiful new flooring throughout. This 1-bedroom, 1-bathroom home offers a spacious living area with plenty of natural light, creating a comfortable and inviting space. Perfect for low-maintenance living in a convenient location close to shopping, dining, and entertainment.

15. 2026-03-11
    historical $800
16. 2026-02-06
    price $800
17. 2026-02-04
    price $85,000 402-char remark

    Show marketing remark (402 chars)

    Recently updated first-floor condo in Fort Worth featuring stylish new soft-close cabinetry, modern fixtures, fresh paint, and beautiful new flooring throughout. This 1-bedroom, 1-bathroom home offers a spacious living area with plenty of natural light, creating a comfortable and inviting space. Perfect for low-maintenance living in a convenient location close to shopping, dining, and entertainment.

18. 2025-12-29
    price $89,900 402-char remark

    Show marketing remark (402 chars)

    Recently updated first-floor condo in Fort Worth featuring stylish new soft-close cabinetry, modern fixtures, fresh paint, and beautiful new flooring throughout. This 1-bedroom, 1-bathroom home offers a spacious living area with plenty of natural light, creating a comfortable and inviting space. Perfect for low-maintenance living in a convenient location close to shopping, dining, and entertainment.

19. 2025-12-16
    price $900
20. 2025-11-12
    price $1,000
21. 2025-10-10
    listed $99,900 Active 402-char remark

    Show marketing remark (402 chars)

    Recently updated first-floor condo in Fort Worth featuring stylish new soft-close cabinetry, modern fixtures, fresh paint, and beautiful new flooring throughout. This 1-bedroom, 1-bathroom home offers a spacious living area with plenty of natural light, creating a comfortable and inviting space. Perfect for low-maintenance living in a convenient location close to shopping, dining, and entertainment.

22. 2025-10-08
    listed $1,150
23. 2025-03-04
    price $45,000
24. 2025-02-07
    price $46,999
25. 2025-01-23
    price $49,999
26. 2025-01-16
    listed $55,000 Active
27. 2023-12-06
    historical
28. 2023-10-24
    price $63,500
29. 2023-09-27
    listed $65,900 Active
30. 2020-04-06
    soldstatus Sold
31. 2020-04-06
    soldstatus
32. 2020-02-27
    status Pending
33. 2019-12-29
    listed $47,000 Active
34. 2018-06-29
    soldstatus
35. 2018-06-21
    soldstatus Sold
36. 2018-06-19
    status Pending
37. 2018-06-02
    listed $39,999 Active
38. 2018-05-31
    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: $1,669 · $139/mo
• Projected year-2 tax: $1,669 · $139/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 8/10 Severe FEMA zone X (unshaded) · 99% 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: $14,670
• − Mortgage interest: −$4,201
• − Property taxes: −$1,669
• − Insurance: −$1,172
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − HOA: −$3,312
• − Depreciation: −$2,182
• Taxable loss: −$214
• Est. tax savings @ 24.0%: +$51
• After-tax cash flow: $767/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

+99.8% since first listed

25 events — show timeline

• 2026-04-30 Price Changed $79,900 NTREIS
• 2026-03-11 Rental Removed $800 NTREIS
• 2026-02-06 Price Changed $800 NTREIS
• 2026-02-04 Price Changed $85,000 NTREIS
• 2025-12-29 Price Changed $89,900 NTREIS
• 2025-12-16 Price Changed $900 NTREIS
• 2025-11-12 Price Changed $1,000 NTREIS
• 2025-10-10 Listed $99,900 NTREIS
• 2025-10-08 Listed for Rent $1,150 NTREIS
• 2025-03-04 Price Changed $45,000 NTREIS
• 2025-02-07 Price Changed $46,999 NTREIS
• 2025-01-23 Price Changed $49,999 NTREIS
• 2025-01-16 Listed $55,000 NTREIS
• 2023-12-06 Listing Removed — NTREIS
• 2023-10-24 Price Changed $63,500 NTREIS
• 2023-09-27 Listed $65,900 NTREIS
• 2020-04-06 Sold (Public Records) — Public Records
• 2020-04-06 Sold (MLS) — NTREIS
• 2020-02-27 Pending — NTREIS
• 2019-12-29 Listed $47,000 NTREIS
• 2018-06-29 Sold (Public Records) — Public Records
• 2018-06-21 Sold (MLS) — NTREIS
• 2018-06-19 Pending — NTREIS
• 2018-06-02 Listed $39,999 NTREIS
• 2018-05-31 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,669 · +18.1% YoY. Source: county tax records.