6000 Westridge Ln #802 · Fort Worth, TX 76116

$114,000

2 bd · 1.0 ba · 1,764 sqft · Condo public records · 191 Days on market

Built 1969 $65/sqft · 6% below area Est $121k · 6% under $534/mo HOA · 29% of rent ↓ 24% 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 +15.7/30.0
• ARV discount +10.1/15.0
• 1% rule +10.0/10.0
• DSCR +4.8/10.0
• 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

MOVE IN READY!! Don't miss this opportunity to own a well priced 3 bedroom, 2 bath condo located on the second floor. Spacious and beautiful with plenty of room for entertainment. Windows recently replaced throughout. Fresh Paint throughout. Conveniently located near major freeways, Shops at Clearfork, Trinity River Trails, TCU and Downtown.

Key facts

• Fresh paint
• Move in ready
• Conveniently located

Tags

• MOVE IN READY
• RECENTLY REPLACED WINDOWS
• FRESH PAINT
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $114k.

Deal economics

• At list price, monthly cash flow is $50 ($595/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $114k).
• Recommended offer: $100k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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); 209 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 39% of the median local income ($56k/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 $788 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 191 days — a 12% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $13k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 29% 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 $100,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 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 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.61% ✓
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 5.2

CMA / ARV

• ARV (median comp): $121,107
• List price: $114,000
• Delta: -5.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.77% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.46×
• Total profit: $-17,155
• Equity at exit: $16,998

10-year hold

• IRR: -10.2%
• Equity multiple: 0.43×
• Total profit: $-18,209
• Equity at exit: $9,857

Cash invested: $31,920 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,833 high
• Mortgage (P&I): −$598
• Tax from tax record: −$219 /mo · $2,627/yr
• Insurance: −$48
• HOA: −$534
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $50

Break-even live

Break-even rent $1,770

Max offer price $114,000

Occupancy floor 92%

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6037 Westridge Ln Unit 6070 Fort Worth, TX	3.0	2.0	1600	$1,492	$0.93	43d	1	0.13mi
6037 Westridge Ln Unit 3121 Fort Worth, TX	3.0	2.0	1600	$1,449	$0.91	3d	1	0.13mi
4900 Bryant Irvin Rd N Unit 612 Fort Worth, TX	3.0	2.0	1235	$1,529	$1.24	22d	1	0.17mi
4900 Bryant Irvin Rd N Unit 4933 Fort Worth, TX	3.0	2.0	1235	$1,580	$1.28	11d	1	0.17mi
2500 River Park Dr Fort Worth, TX	1.0–2.0	1.0–2.0	1006	$2,686	$2.67	2d	19	0.18mi
4900 Bryant Irvin Rd N Unit 3121 Fort Worth, TX	3.0	2.0	1235	$1,537	$1.24	3d	1	0.20mi
2751 River Park Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1024	$1,900	$1.85	1d	43	0.42mi
5729 Blackmore Ave Fort Worth, TX	3.0	2.0	1232	$1,645	$1.34	43d	1	0.63mi
3100 Camellia Rose Dr #110 Fort Worth, TX	2.0	2.0	1658	$3,000	$1.81	43d	1	0.70mi
3101 River Park Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1110	$1,515	$1.36	1d	32	0.76mi
4945 Gage Ave Fort Worth, TX	3.0	1.0–3.0	1217	$3,381	$2.78	1d	45	0.80mi
3212 Riverwood Dr Fort Worth, TX	3.0	3.0	2299	$3,800	$1.65	43d	1	0.82mi
5828 Arborlawn Dr Fort Worth, TX	2.0	1.0–2.5	1006	$2,904	$2.89	1d	41	0.85mi
3228 Riverwood Dr Fort Worth, TX	3.0	2.0	2112	$3,750	$1.78	15d	1	0.87mi
4900 Gage Ave Fort Worth, TX	1.0–3.0	1.0–2.0	1128	$4,238	$3.76	1d	42	0.89mi
3964 Watercourse Dr Fort Worth, TX	3.0	1.0–2.0	1028	$2,323	$2.26	1d	31	0.95mi
3451 River Park Dr Unit 3121 Fort Worth, TX	3.0	2.0	1282	$1,977	$1.54	3d	1	1.02mi
3451 River Park Dr Unit 3484 Fort Worth, TX	3.0	2.0	1282	$2,166	$1.69	43d	1	1.02mi
3450 River Park Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1050	$1,573	$1.50	2d	17	1.03mi
3601 Westridge Ave Unit 3634 Fort Worth, TX	3.0	2.0	1299	$2,031	$1.56	43d	1	1.05mi
3601 Westridge Ave Unit 3121 Fort Worth, TX	3.0	2.0	1408	$1,953	$1.39	3d	1	1.05mi
4620 Angus Dr Fort Worth, TX	3.0	2.5	1668	$2,195	$1.32	43d	1	1.05mi
5108 Kilpatrick Ave Fort Worth, TX	3.0	2.0	1298	$1,975	$1.52	2d	1	1.21mi
6400 Greenway Rd Fort Worth, TX	3.0	2.0	1768	$2,150	$1.22	24d	1	1.26mi
4600 Bellaire Dr S Unit 4633 Fort Worth, TX	3.0	2.0	1447	$2,771	$1.91	43d	1	1.28mi
4600 Bellaire Dr S Unit 3121 Fort Worth, TX	3.0	2.0	1447	$2,972	$2.05	3d	1	1.28mi
6948 Valhalla Rd Fort Worth, TX	3.0	3.0	1794	$2,095	$1.17	24d	1	1.33mi
5855 Pecan Chase Fort Worth, TX	3.0	3.0	2231	$2,295	$1.03	6d	1	1.33mi
4600 Bellaire Dr S Fort Worth, TX	3.0	2.0	1447	$3,151	$2.18	4d	1	1.33mi
7017 Willis Ave Fort Worth, TX	2.0	2.0	1267	$2,395	$1.89	43d	1	1.38mi
6428 Lago Vista Dr Benbrook, TX	2.0	2.5	1700	$1,750	$1.03	5d	1	1.39mi
4132 Rothington Rd Fort Worth, TX	1.0	1.0	1895	$790	$0.42	24d	1	1.42mi
3913 Micki Lynn Ave Fort Worth, TX	2.0	2.0	1644	$2,300	$1.40	15d	1	1.44mi
4713 Driskell Blvd Fort Worth, TX	3.0	2.0	1566	$1,850	$1.18	43d	1	1.47mi
5036 Diaz Ave Fort Worth, TX	3.0	2.5	1231	$1,995	$1.62	5d	1	1.48mi
5808 Locke Ave Fort Worth, TX	3.0	2.0	1619	$2,500	$1.54	43d	1	1.48mi

HOA detail condo

• Monthly dues: $534 · $6,408/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $114,000 Active 191 DOM
2. 2026-06-17
   days on market $114,000 Active 190 DOM
3. 2026-06-16
   days on market $114,000 Active 189 DOM
4. 2026-06-15
   days on market $114,000 Active 188 DOM
5. 2026-06-13
   days on market $114,000 Active 186 DOM
6. 2026-06-09
   days on market $114,000 Active 182 DOM
7. 2026-06-08
   days on market $114,000 Active 181 DOM
8. 2026-06-07
   days on market $114,000 Active 180 DOM
9. 2026-06-04
   days on market $114,000 Active 177 DOM
10. 2026-06-03
    days on market $114,000 Active 176 DOM
11. 2026-06-02
    days on market $114,000 Active 175 DOM
12. 2026-06-02
    days on market $114,000 Active 174 DOM
13. 2026-05-31
    days on market $114,000 Active 173 DOM
14. 2026-03-18
    price $114,000 343-char remark

    Show marketing remark (343 chars)

    MOVE IN READY!! Don't miss this opportunity to own a well priced 3 bedroom, 2 bath condo located on the second floor. Spacious and beautiful with plenty of room for entertainment. Windows recently replaced throughout. Fresh Paint throughout. Conveniently located near major freeways, Shops at Clearfork, Trinity River Trails, TCU and Downtown.

15. 2025-12-09
    listed $127,000 Active 343-char remark

    Show marketing remark (343 chars)

    MOVE IN READY!! Don't miss this opportunity to own a well priced 3 bedroom, 2 bath condo located on the second floor. Spacious and beautiful with plenty of room for entertainment. Windows recently replaced throughout. Fresh Paint throughout. Conveniently located near major freeways, Shops at Clearfork, Trinity River Trails, TCU and Downtown.

16. 2024-10-24
    historical
17. 2024-07-31
    price $140,000
18. 2024-05-20
    listed $150,000 Active
19. 2013-08-28
    soldstatus
20. 1990-01-31
    soldstatus
21. 1989-03-07
    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: $2,627 · $219/mo
• Projected year-2 tax: $2,627 · $219/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: $21,992
• − Mortgage interest: −$6,386
• − Property taxes: −$2,627
• − Insurance: −$570
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − HOA: −$6,408
• − Depreciation: −$3,316
• Taxable loss: −$834
• Est. tax savings @ 24.0%: +$200
• After-tax cash flow: $795/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

-24.0% since first listed

8 events — show timeline

• 2026-03-18 Price Changed $114,000 NTREIS
• 2025-12-09 Listed $127,000 NTREIS
• 2024-10-24 Listing Removed — NTREIS
• 2024-07-31 Price Changed $140,000 NTREIS
• 2024-05-20 Listed $150,000 NTREIS
• 2013-08-28 Sold (Public Records) — Public Records
• 1990-01-31 Sold (Public Records) — Public Records
• 1989-03-07 Sold (Public Records) — Public Records

Property tax history

+6.7%/yr

Latest (2025): $2,627 · -2.4% YoY. Source: county tax records.