6042 Stoneybrook Dr · Fort Worth, TX 76112

$95,000

3 bd · 2.0 ba · 1,110 sqft · Condo public records · 407 Days on market

Built 1984 $86/sqft · 25% below area Est $126k · 25% under $375/mo HOA · 27% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +12.2/30.0
• 1% rule +9.6/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Condos for Sale in East Fort Worth – A Perfect Blend of Comfort and Convenience! Discover your ideal home or investment property in the heart of East Fort Worth! This spacious condo features an ensuite, cozy fireplace, and a wet bar area perfect for entertaining guests. Enjoy the added convenience of covered parking, window coverings throughout, and included kitchen appliances, plus a washer and dryer. Located with quick access to I-30 and I-820, you’re just 8 minutes away from downtown Fort Worth, 30 minutes from downtown Dallas, and only 15 minutes from DFW International Airport – ideal for both work and leisure. The Woodhaven neighborhood is undergoing exciting changes, with plans for a 160-acre mixed-use development that will bring enhanced green spaces and amenities to the area. The old Woodhaven Country Club is being repurposed to include walking trails, serene ponds, recreational facilities for tennis, pickleball, and a 9-hole golf course. With luxury homes on the way and a redesigned Meadowbrook Golf Course, this community is poised for growth and revitalization, making it an ideal place to call home. Convenience is key – the public library, Fort Worth ISD schools, and Nolan High School are all within walking distance. Residents will also appreciate nearby shopping, dining, and entertainment options, including Albertsons and the YMCA community center, offering inclusive opportunities for all. Don’t miss out on the chance to be part of this vibrant community! Whether you’re looking for a new home or an investment property, this location has it all.

Key facts

• Ensuite
• Window coverings
• Wet bar area

Tags

• ENSUITE
• COZY FIREPLACE
• WET BAR AREA
• COVERED PARKING
• WINDOW COVERINGS
• INCLUDED KITCHEN APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $-18 ($-220/yr) — negative.
• To cash-flow at today's rent, offer at most $92k (3.4% below list).
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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 (-0.4%/yr); 169 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 $657 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.

Negotiation context

• It's been on market 407 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y ago; this cycle's ask has dropped $29k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; HOA is 27% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% 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 407 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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: 1.46% ✓
• Cap rate: 6.06%
• Cash-on-cash: -0.83%
• DSCR: 0.96
• GRM: 5.7

CMA / ARV

• ARV (median comp): $125,860
• List price: $95,000
• Delta: -24.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.3%
• Equity multiple: 0.24×
• Total profit: $-20,327
• Equity at exit: $14,165

10-year hold

• IRR: -45.6%
• Equity multiple: -0.27×
• Total profit: $-33,698
• Equity at exit: $8,214

Cash invested: $26,600 (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 76112

• Home prices YoY: -32.0%
• Rents YoY: -0.4%
• Active inventory: 169
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$498
• Tax from tax record: −$202 /mo · $2,430/yr
• Insurance: −$40
• HOA: −$375
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-18

Break-even live

Break-even rent $1,412

Max offer price $91,764

Occupancy floor 96%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6028 Stoneybrook Dr Fort Worth, TX	2.0	1.5	892	$1,199	$1.34	17d	1	0.03mi
6001 Oakland Hills Dr Unit 6058 Fort Worth, TX	2.0	2.0	971	$1,165	$1.20	14d	1	0.09mi
5950 Boca Raton Blvd Fort Worth, TX	1.0–3.0	1.0–2.0	854	$1,349	$1.58	2d	27	0.15mi
6011 Oakland Hills Dr Fort Worth, TX	1.0–2.0	1.0–2.0	801	$1,527	$1.91	3d	30	0.18mi
6050 Oakland Hills Dr Fort Worth, TX	1.0–3.0	1.0–2.0	925	$1,615	$1.75	2d	33	0.18mi
6001 Oakland Hills Dr Unit 511 Fort Worth, TX	2.0	2.0	971	$1,056	$1.09	3d	1	0.27mi
708 Quail Wood Ln Fort Worth, TX	1.0–2.0	1.0–2.0	824	$1,150	$1.40	1d	32	0.32mi
5700 Boca Raton Blvd Fort Worth, TX	1.0–2.0	1.0–2.0	891	$1,565	$1.76	2d	18	0.35mi
5618 Boca Raton Blvd #143 Fort Worth, TX	2.0	3.0	1164	$1,195	$1.03	43d	1	0.52mi
5534 Boca Raton Blvd #292 Fort Worth, TX	2.0	2.5	1311	$1,299	$0.99	43d	1	0.62mi
5534 Boca Raton Blvd Fort Worth, TX	2.0	2.0	1010	$1,125	$1.11	24d	1	0.62mi
5534 Boca Raton Blvd #292 Fort Worth, TX	2.0	2.5	1311	$1,250	$0.95	24d	1	0.62mi
5600 Cotswold Hills Dr Unit 2121 Fort Worth, TX	2.0	2.0	958	$1,017	$1.06	3d	1	0.63mi
5600 Cotswold Hills Dr Unit 512 Fort Worth, TX	2.0	2.0	958	$1,060	$1.11	5d	1	0.63mi
5400 Boca Raton Blvd Fort Worth, TX	1.0–3.0	1.0–2.0	922	$1,500	$1.63	3d	1	0.79mi
5401 Boca Raton Blvd Fort Worth, TX	1.0–2.0	1.0–2.0	763	$1,250	$1.64	13d	11	0.80mi
517 Signal Hill Ct N Unit 517 Fort Worth, TX	2.0	2.0	956	$1,650	$1.73	43d	1	0.82mi
5407 Chimney Rock Rd Fort Worth, TX	2.0	2.5	1130	$1,225	$1.08	11d	1	0.82mi
1423 Weiler Blvd Fort Worth, TX	2.0	2.5	1130	$1,225	$1.08	24d	1	0.82mi
1417 Weiler Blvd Unit 5407B Fort Worth, TX	2.0	2.5	1130	$1,225	$1.08	6d	1	0.83mi
1445 Weiler Blvd Unit 5407B Fort Worth, TX	2.0	2.5	1130	$1,225	$1.08	6d	1	0.83mi
1445 Weiler Blvd #1423 Fort Worth, TX	2.0	2.5	1130	$1,225	$1.08	24d	1	0.83mi
1445 Weiler Blvd #1423 Fort Worth, TX	2.0	2.5	1130	$1,225	$1.08	3d	1	0.83mi
420 Signal Hill Ct N Fort Worth, TX	2.0	2.0	1123	$1,475	$1.31	43d	1	0.84mi
1444 Weiler Blvd Fort Worth, TX	2.0	2.0	954	$1,400	$1.47	43d	1	0.87mi
231 Shady Lane Dr Fort Worth, TX	2.0	2.0	1199	$1,490	$1.24	24d	1	0.92mi
390 Shady Lane Dr Unit 250 Fort Worth, TX	2.0	2.0	1033	$1,349	$1.31	18d	1	0.92mi
390 Shady Lane Dr Unit 347 Fort Worth, TX	2.0	1.0	860	$1,149	$1.34	43d	1	0.92mi
394 Shady Lane Dr Apt 350 Fort Worth, TX	1.0–2.0	1.0–2.0	781	$1,349	$1.73	3d	8	0.94mi
525 King George Dr Fort Worth, TX	1.0–2.0	1.0–2.0	798	$1,100	$1.38	43d	1	0.95mi
6900 Sandstone Ct Fort Worth, TX	3.0	2.0	1475	$2,000	$1.36	6d	1	1.00mi
7000 John T White Rd Fort Worth, TX	1.0–2.0	1.0–2.0	866	$921	$1.06	1d	1	1.06mi
6908 Sunflower Cir N Fort Worth, TX	3.0	1.0	1278	$1,775	$1.39	15d	1	1.10mi
2100 E Loop 820 Fort Worth, TX	2.0–3.0	1.0–2.0	1070	$1,690	$1.58	1d	36	1.14mi
1509 Terbet Ln Fort Worth, TX	4.0	3.0	1364	$2,500	$1.83	43d	1	1.15mi
6963 Fallbrook Ct W Fort Worth, TX	3.0	2.0	1372	$1,800	$1.31	43d	1	1.16mi
7040 John T White Rd Fort Worth, TX	1.0–2.0	1.0–2.0	911	$1,495	$1.64	13d	27	1.17mi
2120 Handley Dr Fort Worth, TX	1.0–3.0	1.0–2.0	931	$1,875	$2.01	2d	11	1.28mi
7009 Greenview Cir N Fort Worth, TX	3.0	2.0	1190	$1,795	$1.51	43d	1	1.29mi
7009 Greenview Cir N Fort Worth, TX	3.0	2.0	1190	$1,795	$1.51	24d	1	1.29mi

HOA detail condo

• Monthly dues: $375 · $4,500/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 42 events

1. 2026-06-18
   days on market $95,000 Active 407 DOM
2. 2026-06-17
   days on market $95,000 Active 406 DOM
3. 2026-06-16
   days on market $95,000 Active 405 DOM
4. 2026-06-15
   days on market $95,000 Active 404 DOM
5. 2026-06-13
   days on market $95,000 Active 402 DOM
6. 2026-06-09
   days on market $95,000 Active 398 DOM
7. 2026-06-08
   days on market $95,000 Active 397 DOM
8. 2026-06-07
   days on market $95,000 Active 396 DOM
9. 2026-06-04
   days on market $95,000 Active 393 DOM
10. 2026-06-03
    days on market $95,000 Active 392 DOM
11. 2026-06-02
    days on market $95,000 Active 391 DOM
12. 2026-06-02
    days on market $95,000 Active 390 DOM
13. 2026-05-31
    days on market $95,000 Active 389 DOM
14. 2026-05-19
    historical Active Option Contract 1622-char remark

    Show marketing remark (1622 chars)

    Condos for Sale in East Fort Worth – A Perfect Blend of Comfort and Convenience! Discover your ideal home or investment property in the heart of East Fort Worth! This spacious condo features an ensuite, cozy fireplace, and a wet bar area perfect for entertaining guests. Enjoy the added convenience of covered parking, window coverings throughout, and included kitchen appliances, plus a washer and dryer. Located with quick access to I-30 and I-820, you’re just 8 minutes away from downtown Fort Worth, 30 minutes from downtown Dallas, and only 15 minutes from DFW International Airport – ideal for both work and leisure. The Woodhaven neighborhood is undergoing exciting changes, with plans for a 160-acre mixed-use development that will bring enhanced green spaces and amenities to the area. The old Woodhaven Country Club is being repurposed to include walking trails, serene ponds, recreational facilities for tennis, pickleball, and a 9-hole golf course. With luxury homes on the way and a redesigned Meadowbrook Golf Course, this community is poised for growth and revitalization, making it an ideal place to call home. Convenience is key – the public library, Fort Worth ISD schools, and Nolan High School are all within walking distance. Residents will also appreciate nearby shopping, dining, and entertainment options, including Albertsons and the YMCA community center, offering inclusive opportunities for all. Don’t miss out on the chance to be part of this vibrant community! Whether you’re looking for a new home or an investment property, this location has it all.

15. 2026-02-19
    price $102,000 1622-char remark

    Show marketing remark (1622 chars)

    Condos for Sale in East Fort Worth – A Perfect Blend of Comfort and Convenience! Discover your ideal home or investment property in the heart of East Fort Worth! This spacious condo features an ensuite, cozy fireplace, and a wet bar area perfect for entertaining guests. Enjoy the added convenience of covered parking, window coverings throughout, and included kitchen appliances, plus a washer and dryer. Located with quick access to I-30 and I-820, you’re just 8 minutes away from downtown Fort Worth, 30 minutes from downtown Dallas, and only 15 minutes from DFW International Airport – ideal for both work and leisure. The Woodhaven neighborhood is undergoing exciting changes, with plans for a 160-acre mixed-use development that will bring enhanced green spaces and amenities to the area. The old Woodhaven Country Club is being repurposed to include walking trails, serene ponds, recreational facilities for tennis, pickleball, and a 9-hole golf course. With luxury homes on the way and a redesigned Meadowbrook Golf Course, this community is poised for growth and revitalization, making it an ideal place to call home. Convenience is key – the public library, Fort Worth ISD schools, and Nolan High School are all within walking distance. Residents will also appreciate nearby shopping, dining, and entertainment options, including Albertsons and the YMCA community center, offering inclusive opportunities for all. Don’t miss out on the chance to be part of this vibrant community! Whether you’re looking for a new home or an investment property, this location has it all.

16. 2026-02-02
    price $111,000 1622-char remark

    Show marketing remark (1622 chars)

    Condos for Sale in East Fort Worth – A Perfect Blend of Comfort and Convenience! Discover your ideal home or investment property in the heart of East Fort Worth! This spacious condo features an ensuite, cozy fireplace, and a wet bar area perfect for entertaining guests. Enjoy the added convenience of covered parking, window coverings throughout, and included kitchen appliances, plus a washer and dryer. Located with quick access to I-30 and I-820, you’re just 8 minutes away from downtown Fort Worth, 30 minutes from downtown Dallas, and only 15 minutes from DFW International Airport – ideal for both work and leisure. The Woodhaven neighborhood is undergoing exciting changes, with plans for a 160-acre mixed-use development that will bring enhanced green spaces and amenities to the area. The old Woodhaven Country Club is being repurposed to include walking trails, serene ponds, recreational facilities for tennis, pickleball, and a 9-hole golf course. With luxury homes on the way and a redesigned Meadowbrook Golf Course, this community is poised for growth and revitalization, making it an ideal place to call home. Convenience is key – the public library, Fort Worth ISD schools, and Nolan High School are all within walking distance. Residents will also appreciate nearby shopping, dining, and entertainment options, including Albertsons and the YMCA community center, offering inclusive opportunities for all. Don’t miss out on the chance to be part of this vibrant community! Whether you’re looking for a new home or an investment property, this location has it all.

17. 2025-09-29
    price $115,000 1622-char remark

    Show marketing remark (1622 chars)

    Condos for Sale in East Fort Worth – A Perfect Blend of Comfort and Convenience! Discover your ideal home or investment property in the heart of East Fort Worth! This spacious condo features an ensuite, cozy fireplace, and a wet bar area perfect for entertaining guests. Enjoy the added convenience of covered parking, window coverings throughout, and included kitchen appliances, plus a washer and dryer. Located with quick access to I-30 and I-820, you’re just 8 minutes away from downtown Fort Worth, 30 minutes from downtown Dallas, and only 15 minutes from DFW International Airport – ideal for both work and leisure. The Woodhaven neighborhood is undergoing exciting changes, with plans for a 160-acre mixed-use development that will bring enhanced green spaces and amenities to the area. The old Woodhaven Country Club is being repurposed to include walking trails, serene ponds, recreational facilities for tennis, pickleball, and a 9-hole golf course. With luxury homes on the way and a redesigned Meadowbrook Golf Course, this community is poised for growth and revitalization, making it an ideal place to call home. Convenience is key – the public library, Fort Worth ISD schools, and Nolan High School are all within walking distance. Residents will also appreciate nearby shopping, dining, and entertainment options, including Albertsons and the YMCA community center, offering inclusive opportunities for all. Don’t miss out on the chance to be part of this vibrant community! Whether you’re looking for a new home or an investment property, this location has it all.

18. 2025-05-01
    listed $124,000 Active 1622-char remark

    Show marketing remark (1622 chars)

    Condos for Sale in East Fort Worth – A Perfect Blend of Comfort and Convenience! Discover your ideal home or investment property in the heart of East Fort Worth! This spacious condo features an ensuite, cozy fireplace, and a wet bar area perfect for entertaining guests. Enjoy the added convenience of covered parking, window coverings throughout, and included kitchen appliances, plus a washer and dryer. Located with quick access to I-30 and I-820, you’re just 8 minutes away from downtown Fort Worth, 30 minutes from downtown Dallas, and only 15 minutes from DFW International Airport – ideal for both work and leisure. The Woodhaven neighborhood is undergoing exciting changes, with plans for a 160-acre mixed-use development that will bring enhanced green spaces and amenities to the area. The old Woodhaven Country Club is being repurposed to include walking trails, serene ponds, recreational facilities for tennis, pickleball, and a 9-hole golf course. With luxury homes on the way and a redesigned Meadowbrook Golf Course, this community is poised for growth and revitalization, making it an ideal place to call home. Convenience is key – the public library, Fort Worth ISD schools, and Nolan High School are all within walking distance. Residents will also appreciate nearby shopping, dining, and entertainment options, including Albertsons and the YMCA community center, offering inclusive opportunities for all. Don’t miss out on the chance to be part of this vibrant community! Whether you’re looking for a new home or an investment property, this location has it all.

19. 2024-12-03
    listed $155,000 Active
20. 2024-08-06
    historical $1,500
21. 2024-06-26
    listed $1,500
22. 2024-06-21
    listed $140,000 Active
23. 2023-02-23
    soldstatus
24. 2022-12-02
    soldstatus Closed
25. 2022-12-02
    soldstatus
26. 2022-10-28
    status Pending
27. 2022-10-21
    historical Active Option Contract
28. 2022-07-19
    listed $124,900 Active
29. 2021-12-30
    historical
30. 2021-09-29
    status Active
31. 2021-09-20
    historical Active Option Contract
32. 2021-07-16
    listed $105,000 Active
33. 2013-09-16
    soldstatus
34. 2013-09-12
    soldstatus Closed
35. 2013-09-02
    status Pending
36. 2013-08-23
    historical Active Option Contract
37. 2013-07-10
    listed $23,900 Active
38. 2006-02-09
    soldstatus
39. 2005-09-21
    soldstatus
40. 2005-08-11
    historical
41. 2005-06-17
    listed $19,900
42. 2004-04-21
    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: $2,430 · $202/mo
• Projected year-2 tax: $2,430 · $202/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $16,662
• − Mortgage interest: −$5,321
• − Property taxes: −$2,430
• − Insurance: −$475
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − HOA: −$4,500
• − Depreciation: −$2,764
• Taxable loss: −$1,494
• Est. tax savings @ 24.0%: +$358
• After-tax cash flow: $139/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): 44,514
• Household income: $57,724
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 3056.0

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: Black 38% Hispanic / Latino 34% White 21% Two or more races 19% Asian 3%
• Hispanic origin (detail): Mexican 28% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Slovak 1% Swiss 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 29% Other Indo-European 1% Vietnamese 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: ▼ -158.49%
• Current HPI: 336.6297
• Rent YoY: ▼ -0.43%
• 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

+412.6% since first listed

29 events — show timeline

• 2026-05-19 Contingent — NTREIS
• 2026-02-19 Price Changed $102,000 NTREIS
• 2026-02-02 Price Changed $111,000 NTREIS
• 2025-09-29 Price Changed $115,000 NTREIS
• 2025-05-01 Listed $124,000 NTREIS
• 2024-12-03 Listed $155,000 NTREIS
• 2024-08-06 Rental Removed $1,500 NTREIS
• 2024-06-26 Listed for Rent $1,500 NTREIS
• 2024-06-21 Listed $140,000 NTREIS
• 2023-02-23 Sold (Public Records) — Public Records
• 2022-12-02 Sold (Public Records) — Public Records
• 2022-12-02 Sold (MLS) — NTREIS
• 2022-10-28 Pending — NTREIS
• 2022-10-21 Contingent — NTREIS
• 2022-07-19 Listed $124,900 NTREIS
• 2021-12-30 Listing Removed — NTREIS
• 2021-09-29 Relisted — NTREIS
• 2021-09-20 Contingent — NTREIS
• 2021-07-16 Listed $105,000 NTREIS
• 2013-09-16 Sold (Public Records) — Public Records
• 2013-09-12 Sold (MLS) — NTREIS
• 2013-09-02 Pending — NTREIS
• 2013-08-23 Contingent — NTREIS
• 2013-07-10 Listed $23,900 NTREIS
• 2006-02-09 Sold (Public Records) — Public Records
• 2005-09-21 Sold (MLS) — NTREIS
• 2005-08-11 Listing Removed — NTREIS
• 2005-06-17 Listed $19,900 NTREIS
• 2004-04-21 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2025): $2,430 · -6.2% YoY. Source: county tax records.