6188 Vega Dr · Fort Worth, TX 76133

$500,000

8 bd · 6.0 ba · 3,672 sqft · MultiFamily public records · 47 Days on market

Built 1981 0.36 ac lot $136/sqft · 15% above area Est $433k · 15% over

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Why this score? — see what drove the D 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 +19.9/30.0
• DSCR +6.3/10.0
• 1% rule +5.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Motivated Seller! This is an excellent opportunity to occupy a unit or lease all units in this very well maintained & professionally managed quadraplex. It consists of four distinct units. Two units are two bedrooms & two full bathrooms. The other two units have two bedrooms & one full bathroom making this a versatile & valuable investment choice. Convenient location allows tenants easy access to public transportation, shopping centers, & dining options making it an attractive option. Investors will appreciate the potential for long-term property value appreciation & the possibility of gradually increasing rents over time ensuring a stable & profitable investment for years to come. The units are each approximately 945 square feet in size,providing ample space for comfortable living. Two of the units are currently leased. Unit 6188 is leased for $1,085 per month thru July 28, 2025. Unit 6192 is leased for $995 per month thru July 7, 2025. Units 6198 & 6196 are vacant & recent make ready ensures they are move in ready. Both vacant units are currently marketed for rent for $995 each. Don't miss this opportunity to add this quadraplex investment property to your portfolio. Buyer & buyer's agent to verify all information contained herein.

Key facts

• Turnkey fourplex
• 0.36 acre lot
• 8 parking spots

Tags

• TURNKEY FOURPLEX
• ESTABLISHED WEDGWOOD AREA
• PROFESSIONALLY MANAGED
• STRONG RENTAL HISTORY
• RELIABLE LONG TERM TENANTS
• FULL REHAB IN UNIT 6188

Property features AI

Finance

• Other: Tenancy terms: over 9 months; Listing accepts 1031 exchange, cash, conventional, FHA, VA; Capitalization rate reported
• Financial info: Property used as multi-unit income: 4 units in 1 building, 100% occupancy; Gross annual income reported; Gross annual expenses reported; Net operating income reported; Operating expenses include accounting, gardener, insurance, legal, maintenance (grounds & structure), pest control, professional management, trash, vacancy allowance, water/sewer
• HOA & community: No association

Exterior

• Parking: 8 parking spaces total; 8 carport spaces; 4 covered spaces; Assigned parking; Additional paved parking lot; no garage
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Electricity available; Cable available; Sewer available; Asphalt/all-weather roads, concrete and curbs
• Home design: Residential income property; Quadruplex; Two levels; No accessibility features reported; Smoke detectors installed
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1981
• Exterior features: Awning(s); Balcony; Covered porch(es); Covered patio/porch; Storage; Corner lot; Landscaped

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range
• Bedrooms: 8 bedrooms
• Flooring: Ceramic tile; Simulated wood
• Bathrooms: 6 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Built-in features; Cable TV available; Granite counters; High-speed internet available; Window coverings
• Laundry & utility: Washer/dryer hookup availability not specified

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.5-bath units multifamily listed at $500k.

Deal economics

• At list price, monthly cash flow is $605 ($7k/yr) — positive. Per door: $151/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $500k).
• Recommended offer: $485k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 (-0.2%/yr); 217 active listings in the ZIP; solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• At $5,229/mo this rent would consume 83% of the median local household income ($76k/yr) (locally 2000% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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 47 days — a 3% lower offer ($485k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $485,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.05% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.19%
• DSCR: 1.23
• GRM: 8.0

CMA / ARV

• ARV (median comp): $433,360
• List price: $500,000
• Delta: 15.38%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6188 Vega Dr	0.00mi	8/6.0	3,781 (+3%)	12mo	$499,990	$132	85

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.59×
• Total profit: $-57,695
• Equity at exit: $74,552

10-year hold

• IRR: -7.8%
• Equity multiple: 0.58×
• Total profit: $-59,354
• Equity at exit: $43,231

Cash invested: $140,000 (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 76133

• Rents YoY: -0.2%
• Active inventory: 217
• Price-to-rent: 31.9×

Monthly cashflow live

• Estimated rent: $5,229 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$696 /mo · $8,347/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,098
• Net cashflow: $605

Break-even live

Break-even rent $4,463

Max offer price $500,000

Occupancy floor 83%

Sensitivity live

Price	-10% $888	-5% $746	+0% $605	+5% $463	+10% $322
Rent	-10% $192	-5% $398	+0% $605	+5% $811	+10% $1,018
Rate	-1.0pp $857	-0.5pp $732	base $605	+0.5pp $475	+1.0pp $344

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1.5	$5,228
Total (4 units)			$5,229

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $500,000 Active 47 DOM
2. 2026-06-17
   days on market $500,000 Active 46 DOM
3. 2026-06-16
   days on market $500,000 Active 45 DOM
4. 2026-06-15
   days on market $500,000 Active 44 DOM
5. 2026-06-13
   days on market $500,000 Active 42 DOM
6. 2026-06-09
   days on market $500,000 Active 38 DOM
7. 2026-06-08
   days on market $500,000 Active 37 DOM
8. 2026-06-07
   days on market $500,000 Active 36 DOM
9. 2026-06-04
   days on market $500,000 Active 33 DOM
10. 2026-06-03
    days on market $500,000 Active 32 DOM
11. 2026-06-02
    days on market $500,000 Active 31 DOM
12. 2026-06-01
    days on market $500,000 Active 30 DOM
13. 2026-05-31
    days on market $500,000 Active 29 DOM
14. 2026-05-02
    listed $500,000 Active 1269-char remark
15. 2025-07-01
    soldstatus Closed 1294-char remark

    Show marketing remark (1294 chars)

    Motivated Seller! This is an excellent opportunity to occupy a unit or lease all units in this very well maintained & professionally managed quadraplex. It consists of four distinct units. Two units are two bedrooms & two full bathrooms. The other two units have two bedrooms & one full bathroom making this a versatile & valuable investment choice. Convenient location allows tenants easy access to public transportation, shopping centers, & dining options making it an attractive option. Investors will appreciate the potential for long-term property value appreciation & the possibility of gradually increasing rents over time ensuring a stable & profitable investment for years to come. The units are each approximately 945 square feet in size,providing ample space for comfortable living. Two of the units are currently leased. Unit 6188 is leased for $1,085 per month thru July 28, 2025. Unit 6192 is leased for $995 per month thru July 7, 2025. Units 6198 & 6196 are vacant & recent make ready ensures they are move in ready. Both vacant units are currently marketed for rent for $995 each. Don't miss this opportunity to add this quadraplex investment property to your portfolio. Buyer & buyer's agent to verify all information contained herein.

16. 2025-06-27
    status Pending 1294-char remark

    Show marketing remark (1294 chars)

    Motivated Seller! This is an excellent opportunity to occupy a unit or lease all units in this very well maintained & professionally managed quadraplex. It consists of four distinct units. Two units are two bedrooms & two full bathrooms. The other two units have two bedrooms & one full bathroom making this a versatile & valuable investment choice. Convenient location allows tenants easy access to public transportation, shopping centers, & dining options making it an attractive option. Investors will appreciate the potential for long-term property value appreciation & the possibility of gradually increasing rents over time ensuring a stable & profitable investment for years to come. The units are each approximately 945 square feet in size,providing ample space for comfortable living. Two of the units are currently leased. Unit 6188 is leased for $1,085 per month thru July 28, 2025. Unit 6192 is leased for $995 per month thru July 7, 2025. Units 6198 & 6196 are vacant & recent make ready ensures they are move in ready. Both vacant units are currently marketed for rent for $995 each. Don't miss this opportunity to add this quadraplex investment property to your portfolio. Buyer & buyer's agent to verify all information contained herein.

17. 2025-06-14
    historical Active Option Contract 1294-char remark

    Show marketing remark (1294 chars)

    Motivated Seller! This is an excellent opportunity to occupy a unit or lease all units in this very well maintained & professionally managed quadraplex. It consists of four distinct units. Two units are two bedrooms & two full bathrooms. The other two units have two bedrooms & one full bathroom making this a versatile & valuable investment choice. Convenient location allows tenants easy access to public transportation, shopping centers, & dining options making it an attractive option. Investors will appreciate the potential for long-term property value appreciation & the possibility of gradually increasing rents over time ensuring a stable & profitable investment for years to come. The units are each approximately 945 square feet in size,providing ample space for comfortable living. Two of the units are currently leased. Unit 6188 is leased for $1,085 per month thru July 28, 2025. Unit 6192 is leased for $995 per month thru July 7, 2025. Units 6198 & 6196 are vacant & recent make ready ensures they are move in ready. Both vacant units are currently marketed for rent for $995 each. Don't miss this opportunity to add this quadraplex investment property to your portfolio. Buyer & buyer's agent to verify all information contained herein.

18. 2025-06-06
    price $499,990 1294-char remark

    Show marketing remark (1294 chars)

    Motivated Seller! This is an excellent opportunity to occupy a unit or lease all units in this very well maintained & professionally managed quadraplex. It consists of four distinct units. Two units are two bedrooms & two full bathrooms. The other two units have two bedrooms & one full bathroom making this a versatile & valuable investment choice. Convenient location allows tenants easy access to public transportation, shopping centers, & dining options making it an attractive option. Investors will appreciate the potential for long-term property value appreciation & the possibility of gradually increasing rents over time ensuring a stable & profitable investment for years to come. The units are each approximately 945 square feet in size,providing ample space for comfortable living. Two of the units are currently leased. Unit 6188 is leased for $1,085 per month thru July 28, 2025. Unit 6192 is leased for $995 per month thru July 7, 2025. Units 6198 & 6196 are vacant & recent make ready ensures they are move in ready. Both vacant units are currently marketed for rent for $995 each. Don't miss this opportunity to add this quadraplex investment property to your portfolio. Buyer & buyer's agent to verify all information contained herein.

19. 2025-05-23
    status Active 1294-char remark

    Show marketing remark (1294 chars)

    Motivated Seller! This is an excellent opportunity to occupy a unit or lease all units in this very well maintained & professionally managed quadraplex. It consists of four distinct units. Two units are two bedrooms & two full bathrooms. The other two units have two bedrooms & one full bathroom making this a versatile & valuable investment choice. Convenient location allows tenants easy access to public transportation, shopping centers, & dining options making it an attractive option. Investors will appreciate the potential for long-term property value appreciation & the possibility of gradually increasing rents over time ensuring a stable & profitable investment for years to come. The units are each approximately 945 square feet in size,providing ample space for comfortable living. Two of the units are currently leased. Unit 6188 is leased for $1,085 per month thru July 28, 2025. Unit 6192 is leased for $995 per month thru July 7, 2025. Units 6198 & 6196 are vacant & recent make ready ensures they are move in ready. Both vacant units are currently marketed for rent for $995 each. Don't miss this opportunity to add this quadraplex investment property to your portfolio. Buyer & buyer's agent to verify all information contained herein.

20. 2025-05-14
    historical Active Option Contract 1294-char remark

    Show marketing remark (1294 chars)

    Motivated Seller! This is an excellent opportunity to occupy a unit or lease all units in this very well maintained & professionally managed quadraplex. It consists of four distinct units. Two units are two bedrooms & two full bathrooms. The other two units have two bedrooms & one full bathroom making this a versatile & valuable investment choice. Convenient location allows tenants easy access to public transportation, shopping centers, & dining options making it an attractive option. Investors will appreciate the potential for long-term property value appreciation & the possibility of gradually increasing rents over time ensuring a stable & profitable investment for years to come. The units are each approximately 945 square feet in size,providing ample space for comfortable living. Two of the units are currently leased. Unit 6188 is leased for $1,085 per month thru July 28, 2025. Unit 6192 is leased for $995 per month thru July 7, 2025. Units 6198 & 6196 are vacant & recent make ready ensures they are move in ready. Both vacant units are currently marketed for rent for $995 each. Don't miss this opportunity to add this quadraplex investment property to your portfolio. Buyer & buyer's agent to verify all information contained herein.

21. 2025-05-09
    listed $524,900 Active 1294-char remark

    Show marketing remark (1294 chars)

    Motivated Seller! This is an excellent opportunity to occupy a unit or lease all units in this very well maintained & professionally managed quadraplex. It consists of four distinct units. Two units are two bedrooms & two full bathrooms. The other two units have two bedrooms & one full bathroom making this a versatile & valuable investment choice. Convenient location allows tenants easy access to public transportation, shopping centers, & dining options making it an attractive option. Investors will appreciate the potential for long-term property value appreciation & the possibility of gradually increasing rents over time ensuring a stable & profitable investment for years to come. The units are each approximately 945 square feet in size,providing ample space for comfortable living. Two of the units are currently leased. Unit 6188 is leased for $1,085 per month thru July 28, 2025. Unit 6192 is leased for $995 per month thru July 7, 2025. Units 6198 & 6196 are vacant & recent make ready ensures they are move in ready. Both vacant units are currently marketed for rent for $995 each. Don't miss this opportunity to add this quadraplex investment property to your portfolio. Buyer & buyer's agent to verify all information contained herein.

22. 2023-09-28
    soldstatus
23. 2023-09-26
    soldstatus Closed

    Show marketing remark (972 chars)

    This quadruplex investment property is an excellent opportunity to add a reliable and profitable asset to your investment portfolio. It consists of four distinct units, each with two bedrooms, one full bathroom, and one half bathroom, making it a versatile and valuable investment choice. The units are approximately 918 square feet in size, providing ample space for comfortable living, and the property is currently fully leased. With an average monthly lease of $908, this property guarantees a steady cash flow. Additionally, its convenient location allows tenants easy access to public transportation, shopping centers, and dining options, making it an attractive option. Investors will appreciate the potential for long-term property value appreciation and the possibility of gradually increasing rents over time, ensuring a stable and profitable investment for years to come. Don't miss this opportunity to add this quadruplex investment property to your portfolio.

24. 2023-09-15
    status Pending

    Show marketing remark (972 chars)

    This quadruplex investment property is an excellent opportunity to add a reliable and profitable asset to your investment portfolio. It consists of four distinct units, each with two bedrooms, one full bathroom, and one half bathroom, making it a versatile and valuable investment choice. The units are approximately 918 square feet in size, providing ample space for comfortable living, and the property is currently fully leased. With an average monthly lease of $908, this property guarantees a steady cash flow. Additionally, its convenient location allows tenants easy access to public transportation, shopping centers, and dining options, making it an attractive option. Investors will appreciate the potential for long-term property value appreciation and the possibility of gradually increasing rents over time, ensuring a stable and profitable investment for years to come. Don't miss this opportunity to add this quadruplex investment property to your portfolio.

25. 2023-08-16
    historical Active Option Contract

    Show marketing remark (972 chars)

    This quadruplex investment property is an excellent opportunity to add a reliable and profitable asset to your investment portfolio. It consists of four distinct units, each with two bedrooms, one full bathroom, and one half bathroom, making it a versatile and valuable investment choice. The units are approximately 918 square feet in size, providing ample space for comfortable living, and the property is currently fully leased. With an average monthly lease of $908, this property guarantees a steady cash flow. Additionally, its convenient location allows tenants easy access to public transportation, shopping centers, and dining options, making it an attractive option. Investors will appreciate the potential for long-term property value appreciation and the possibility of gradually increasing rents over time, ensuring a stable and profitable investment for years to come. Don't miss this opportunity to add this quadruplex investment property to your portfolio.

26. 2023-07-26
    status Active

    Show marketing remark (972 chars)

    This quadruplex investment property is an excellent opportunity to add a reliable and profitable asset to your investment portfolio. It consists of four distinct units, each with two bedrooms, one full bathroom, and one half bathroom, making it a versatile and valuable investment choice. The units are approximately 918 square feet in size, providing ample space for comfortable living, and the property is currently fully leased. With an average monthly lease of $908, this property guarantees a steady cash flow. Additionally, its convenient location allows tenants easy access to public transportation, shopping centers, and dining options, making it an attractive option. Investors will appreciate the potential for long-term property value appreciation and the possibility of gradually increasing rents over time, ensuring a stable and profitable investment for years to come. Don't miss this opportunity to add this quadruplex investment property to your portfolio.

27. 2023-07-18
    historical Active Option Contract

    Show marketing remark (972 chars)

    This quadruplex investment property is an excellent opportunity to add a reliable and profitable asset to your investment portfolio. It consists of four distinct units, each with two bedrooms, one full bathroom, and one half bathroom, making it a versatile and valuable investment choice. The units are approximately 918 square feet in size, providing ample space for comfortable living, and the property is currently fully leased. With an average monthly lease of $908, this property guarantees a steady cash flow. Additionally, its convenient location allows tenants easy access to public transportation, shopping centers, and dining options, making it an attractive option. Investors will appreciate the potential for long-term property value appreciation and the possibility of gradually increasing rents over time, ensuring a stable and profitable investment for years to come. Don't miss this opportunity to add this quadruplex investment property to your portfolio.

28. 2023-07-12
    listed $499,000 Active

    Show marketing remark (972 chars)

    This quadruplex investment property is an excellent opportunity to add a reliable and profitable asset to your investment portfolio. It consists of four distinct units, each with two bedrooms, one full bathroom, and one half bathroom, making it a versatile and valuable investment choice. The units are approximately 918 square feet in size, providing ample space for comfortable living, and the property is currently fully leased. With an average monthly lease of $908, this property guarantees a steady cash flow. Additionally, its convenient location allows tenants easy access to public transportation, shopping centers, and dining options, making it an attractive option. Investors will appreciate the potential for long-term property value appreciation and the possibility of gradually increasing rents over time, ensuring a stable and profitable investment for years to come. Don't miss this opportunity to add this quadruplex investment property to your portfolio.

29. 2020-05-29
    soldstatus
30. 2019-12-02
    status Pending
31. 2019-12-02
    historical
32. 2019-10-30
    status Active
33. 2019-09-28
    historical Active Option Contract
34. 2019-09-24
    status Active
35. 2019-08-28
    historical Active Option Contract
36. 2019-08-02
    price $369,000
37. 2019-06-07
    price $379,000
38. 2019-05-18
    status Active
39. 2019-05-18
    listed $399,000
40. 2019-05-18
    historical
41. 2017-10-13
    soldstatus
42. 2015-03-09
    soldstatus
43. 2015-02-23
    historical
44. 2015-02-03
    listed $169,900
45. 2011-12-30
    soldstatus
46. 2011-04-28
    soldstatus Closed
47. 2011-04-27
    soldstatus
48. 2011-03-10
    price $155,000
49. 2009-04-25
    listed $175,000 Active
50. 2006-07-27
    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: $8,347 · $696/mo
• Projected year-2 tax: $9,150 · $762/mo
• Expected delta: +$803/yr (+$67/mo · 9.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $62,748
• − Mortgage interest: −$28,008
• − Property taxes: −$8,347
• − Insurance: −$2,500
• − Repairs & maintenance: −$5,020
• − Management: −$5,020
• − Depreciation: −$14,545
• Taxable loss: −$692
• Est. tax savings @ 24.0%: +$166
• After-tax cash flow: $7,425/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): 53,958
• Household income: $75,523
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 2000.0

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: Hispanic / Latino 39% White 34% Black 21% Two or more races 19% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 15% · Canada, China, Philippines
• Languages at home: 70% English-only · Spanish 25% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -196.95%
• Current HPI: 293.8679
• Rent YoY: ▼ -0.20%
• 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

+240.1% since first listed

44 events — show timeline

• 2026-06-18 Listing Removed — NTREIS
• 2026-05-02 Listed $500,000 NTREIS
• 2025-07-01 Sold (MLS) — NTREIS
• 2025-06-27 Pending — NTREIS
• 2025-06-14 Contingent — NTREIS
• 2025-06-06 Price Changed $499,990 NTREIS
• 2025-05-23 Relisted — NTREIS
• 2025-05-14 Contingent — NTREIS
• 2025-05-09 Listed $524,900 NTREIS
• 2023-09-28 Sold (Public Records) — Public Records
• 2023-09-26 Sold (MLS) — NTREIS
• 2023-09-15 Pending — NTREIS
• 2023-08-16 Contingent — NTREIS
• 2023-07-26 Relisted — NTREIS
• 2023-07-18 Contingent — NTREIS
• 2023-07-12 Listed $499,000 NTREIS
• 2020-05-29 Sold (Public Records) — Public Records
• 2019-12-02 Pending — NTREIS
• 2019-12-02 Listing Removed — NTREIS
• 2019-10-30 Relisted — NTREIS
• 2019-09-28 Contingent — NTREIS
• 2019-09-24 Relisted — NTREIS
• 2019-08-28 Contingent — NTREIS
• 2019-08-02 Price Changed $369,000 NTREIS
• 2019-06-07 Price Changed $379,000 NTREIS
• 2019-05-18 Relisted — NTREIS
• 2019-05-18 Listed $399,000 NTREIS
• 2019-05-18 Listing Removed — NTREIS
• 2017-10-13 Sold (Public Records) — Public Records
• 2015-03-09 Sold (Public Records) — Public Records
• 2015-02-23 Listing Removed — NTREIS
• 2015-02-03 Listed $169,900 NTREIS
• 2011-12-30 Sold (Public Records) — Public Records
• 2011-04-28 Sold (MLS) — NTREIS
• 2011-04-27 Sold (Public Records) — Public Records
• 2011-03-10 Price Changed $155,000 NTREIS
• 2009-04-25 Listed $175,000 NTREIS
• 2006-07-27 Sold (Public Records) — Public Records
• 2006-07-21 Sold (MLS) — NTREIS
• 2006-06-26 Listing Removed — NTREIS
• 2006-05-23 Listed $147,000 NTREIS
• 2004-09-02 Sold (Public Records) — Public Records
• 2002-05-11 Sold (Public Records) — Public Records
• 1984-09-15 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $8,347 · -19.7% YoY. Source: county tax records.