6001 Calloway Ct · Fort Worth, TX 76114

$139,000

2 bd · 1.0 ba · 900 sqft · MultiFamily public records · 38 Days on market

Built 1981 2,831 sqft lot $154/sqft · 53% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Well-maintained property in an amazing location. Wood-like floors throughout. Income-producing property, that has consistently stayed occupied. Rental ready condition but you can always add value. Large backyard that backs to a greenbelt.

Key facts

• Spacious yard
• Turnkey property
• Large yard

Tags

• GREAT FORT WORTH LOCATION
• LARGE YARD
• SPACIOUS YARD
• MOVE IN READY
• TURNKEY PROPERTY
• CONVENIENT NEIGHBORHOOD

Property features AI

Finance

• Other: Assessor-provided building area: 900; Lot size about 0.065 acres; Parcel number 04771168
• Financial info: Gross annual income reported: 17400.00; Gross annual expenses reported: 1500.00; Insurance expense reported: 3500; Net operating income reported: 17400; Capitalization rate: 12.52
• HOA & community: No association

Exterior

• Parking: Attached carport; 2 parking spaces
• Utilities: City sewer; City water; No municipal utility district
• Home design: Residential income property; Duplex; One story
• Construction: Frame construction; Shingle roof; Slab foundation; Built in 1981
• Exterior features: All-weather road access; City sewer; City water

Interior

• Kitchen: Dishwasher; Electric cooktop
• Flooring: Laminate flooring
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Cable TV available; Decorative lighting; Open floor plan

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $139k.

Deal economics

• At list price, monthly cash flow is $827 ($10k/yr) — positive. Per door: $414/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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: crime F.
• Castleberry ISD (suburban): math 21% / reading 32% proficiency, ranked #701 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Castleberry El (math 17% / reading 26%, grade F, #3,470 of 4,322 statewide, top 81%, 747 students, 88% FRL) — zoned schools average 88% FRL vs 72% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 153 active listings in the ZIP; 25 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).
• At $2,411/mo this rent would consume 47% of the median local household income ($62k/yr) (locally 1095% 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 $961 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.73% ✓
• Cap rate: 13.43%
• Cash-on-cash: 25.51%
• DSCR: 2.13
• GRM: 4.8

CMA / ARV

• ARV (median comp): $295,033
• List price: $139,000
• Delta: -52.89%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.88% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 1.71×
• Total profit: $27,584
• Equity at exit: $20,725

10-year hold

• IRR: 25.4%
• Equity multiple: 3.09×
• Total profit: $81,521
• Equity at exit: $12,018

Cash invested: $38,920 (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 76114

• Home prices YoY: -24.3%
• Rents YoY: 1.9%
• Active inventory: 153
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,411 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$291 /mo · $3,487/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $827

Break-even live

Break-even rent $1,364

Max offer price $139,000

Occupancy floor 61%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,412
Total (2 units)			$2,411

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6000 Calloway Ct Fort Worth, TX	2.0	2.0	900	$1,400	$1.56	43d	1	0.02mi
6000 Calloway Ct Fort Worth, TX	2.0	2.0	900	$1,400	$1.56	7d	1	0.02mi
6038 Calloway Ct Fort Worth, TX	2.0	1.5	900	$1,475	$1.64	43d	1	0.11mi
821 Bond St Unit A Fort Worth, TX	2.0	1.0	800	$1,225	$1.53	43d	1	0.31mi
5332 Trinity River Trl Apt 1315 Fort Worth, TX	1.0	1.0	710	$1,530	$2.15	4d	1	0.71mi
124 Roberts Cut Off Rd Fort Worth, TX	1.0–2.0	1.0	570	$1,225	$2.15	4d	4	0.76mi
5836 Pollard Dr Westworth Village, TX	3.0	1.0	1012	$1,795	$1.77	24d	1	0.81mi
5200 White Settlement Rd Fort Worth, TX	1.0–2.0	1.0–2.0	963	$1,985	$2.06	2d	20	0.82mi
123 Merritt St Fort Worth, TX	1.0–2.0	1.0–2.5	925	$2,650	$2.86	2d	6	0.93mi
101 N Roaring Springs Rd Westworth Village, TX	1.0–3.0	1.0–2.0	1034	$1,511	$1.46	2d	23	0.94mi
4921 White Settlement Rd Fort Worth, TX	1.0	1.0	826	$1,751	$2.12	3d	1	0.94mi
4921 White Settlement Rd Unit 4936 Fort Worth, TX	1.0	1.0	671	$1,484	$2.21	43d	1	0.94mi
4921 White Settlement Rd Fort Worth, TX	1.0	1.0	605	$1,310	$2.17	12d	1	0.94mi
4921 White Settlement Rd Unit 4936 Fort Worth, TX	1.0	1.0	671	$1,376	$2.05	2d	1	0.94mi
4921 White Settlement Rd Unit 4942 Fort Worth, TX	1.0	1.0	605	$1,315	$2.17	12d	1	0.94mi
119 Merritt St #403 Fort Worth, TX	1.0	1.0	600	$1,500	$2.50	43d	1	0.95mi
5217 Deavers Ln Fort Worth, TX	3.0	1.0	1081	$1,695	$1.57	43d	1	0.95mi
228 Athenia Dr Fort Worth, TX	3.0	1.0–2.0	1072	$2,133	$1.99	1d	22	0.98mi
117 Priddy Ln Fort Worth, TX	1.0–2.0	1.0–2.0	1009	$1,899	$1.88	1d	6	0.99mi
5700 Dennis Ave Fort Worth, TX	3.0	1.0	1036	$1,700	$1.64	15d	1	1.07mi
1155 Greenbrier Dr Fort Worth, TX	2.0	1.0	780	$1,375	$1.76	24d	1	1.15mi
4925 Scott Rd Fort Worth, TX	1.0–2.0	1.0–2.5	1226	$3,776	$3.08	1d	13	1.28mi
4600 Barbara Rd River Oaks, TX	1.0–2.0	1.0	750	$1,125	$1.50	43d	1	1.29mi
315 Isbell Rd Fort Worth, TX	3.0	2.0	924	$1,600	$1.73	12d	1	1.38mi
315 Isbell Rd Fort Worth, TX	3.0	2.0	924	$1,600	$1.73	15d	1	1.38mi

Listing history 31 events

1. 2026-06-18
   days on market $139,000 Active 38 DOM
2. 2026-06-17
   days on market $139,000 Active 37 DOM
3. 2026-06-16
   days on market $139,000 Active 36 DOM
4. 2026-06-15
   days on market $139,000 Active 35 DOM
5. 2026-06-13
   days on market $139,000 Active 33 DOM
6. 2026-06-13
   days on market $139,000 Active 32 DOM
7. 2026-06-09
   days on market $139,000 Active 29 DOM
8. 2026-06-08
   days on market $139,000 Active 28 DOM
9. 2026-06-07
   days on market $139,000 Active 27 DOM
10. 2026-06-04
    days on market $139,000 Active 24 DOM
11. 2026-06-03
    days on market $139,000 Active 23 DOM
12. 2026-06-02
    days on market $139,000 Active 22 DOM
13. 2026-06-01
    days on market $139,000 Active 21 DOM
14. 2026-05-31
    days on market $139,000 Active 20 DOM
15. 2026-04-11
    listed $139,000 Active 642-char remark
16. 2022-03-30
    soldstatus
17. 2022-03-24
    soldstatus Closed 243-char remark

    Show marketing remark (243 chars)

    Well-maintained property in an amazing location. Wood-like floors throughout. Income-producing property, that has consistently stayed occupied. Rental ready condition but you can always add value. Large backyard that backs to a greenbelt.

18. 2022-03-02
    status Pending 243-char remark

    Show marketing remark (243 chars)

    Well-maintained property in an amazing location. Wood-like floors throughout. Income-producing property, that has consistently stayed occupied. Rental ready condition but you can always add value. Large backyard that backs to a greenbelt.

19. 2022-02-11
    status Pending 243-char remark

    Show marketing remark (243 chars)

    Well-maintained property in an amazing location. Wood-like floors throughout. Income-producing property, that has consistently stayed occupied. Rental ready condition but you can always add value. Large backyard that backs to a greenbelt.

20. 2022-01-19
    price $144,900 243-char remark

    Show marketing remark (243 chars)

    Well-maintained property in an amazing location. Wood-like floors throughout. Income-producing property, that has consistently stayed occupied. Rental ready condition but you can always add value. Large backyard that backs to a greenbelt.

21. 2022-01-04
    listed $149,000 Active 243-char remark

    Show marketing remark (243 chars)

    Well-maintained property in an amazing location. Wood-like floors throughout. Income-producing property, that has consistently stayed occupied. Rental ready condition but you can always add value. Large backyard that backs to a greenbelt.

22. 2019-02-22
    soldstatus
23. 2019-02-21
    soldstatus Sold

    Show marketing remark (365 chars)

    Cute 2 bedroom, 1.1 bath half duplex in Ft. Worth that was recently remodeled in 2018. Both bedroom are good size. Newer roof in 2016. Newer paint inside and outside. Kitchen equipped with stainless steel appliances and granite counter tops. This is a great investment property or a great first home! Close to Lockheed Martin and tons of shopping and entertainment.

24. 2019-02-11
    status Pending

    Show marketing remark (365 chars)

    Cute 2 bedroom, 1.1 bath half duplex in Ft. Worth that was recently remodeled in 2018. Both bedroom are good size. Newer roof in 2016. Newer paint inside and outside. Kitchen equipped with stainless steel appliances and granite counter tops. This is a great investment property or a great first home! Close to Lockheed Martin and tons of shopping and entertainment.

25. 2019-02-04
    historical Active Option Contract

    Show marketing remark (365 chars)

    Cute 2 bedroom, 1.1 bath half duplex in Ft. Worth that was recently remodeled in 2018. Both bedroom are good size. Newer roof in 2016. Newer paint inside and outside. Kitchen equipped with stainless steel appliances and granite counter tops. This is a great investment property or a great first home! Close to Lockheed Martin and tons of shopping and entertainment.

26. 2019-02-01
    price $123,000

    Show marketing remark (365 chars)

    Cute 2 bedroom, 1.1 bath half duplex in Ft. Worth that was recently remodeled in 2018. Both bedroom are good size. Newer roof in 2016. Newer paint inside and outside. Kitchen equipped with stainless steel appliances and granite counter tops. This is a great investment property or a great first home! Close to Lockheed Martin and tons of shopping and entertainment.

27. 2018-12-10
    listed $125,000 Active

    Show marketing remark (365 chars)

    Cute 2 bedroom, 1.1 bath half duplex in Ft. Worth that was recently remodeled in 2018. Both bedroom are good size. Newer roof in 2016. Newer paint inside and outside. Kitchen equipped with stainless steel appliances and granite counter tops. This is a great investment property or a great first home! Close to Lockheed Martin and tons of shopping and entertainment.

28. 2010-01-05
    soldstatus
29. 2006-05-18
    soldstatus
30. 1995-02-07
    soldstatus
31. 1993-06-01
    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: $3,487 · $291/mo
• Projected year-2 tax: $3,487 · $291/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 ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,932
• − Mortgage interest: −$7,786
• − Property taxes: −$3,487
• − Insurance: −$695
• − Repairs & maintenance: −$2,315
• − Management: −$2,315
• − Depreciation: −$4,044
• Taxable income: $8,291
• Est. tax owed @ 24.0%: −$1,990
• After-tax cash flow: $7,937/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: Castleberry ISD
• NCES district ID: 4813170
• Math proficiency: 21% ▼ -17.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $39,060
• Composite: 22.22/100
• National rank: #8152
• State rank: #701 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): 27,357
• Household income: $62,073
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1095.0

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: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 35% Two or more races 20% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 56%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 17% · Canada
• Languages at home: 54% English-only · Spanish 45%

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: ▼ -117.88%
• Current HPI: 366.5263
• Rent YoY: ▲ 1.88%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+11.2% since first listed

17 events — show timeline

• 2026-04-11 Listed $139,000 NTREIS
• 2022-03-30 Sold (Public Records) — Public Records
• 2022-03-24 Sold (MLS) — NTREIS
• 2022-03-02 Pending — NTREIS
• 2022-02-11 Pending — NTREIS
• 2022-01-19 Price Changed $144,900 NTREIS
• 2022-01-04 Listed $149,000 NTREIS
• 2019-02-22 Sold (Public Records) — Public Records
• 2019-02-21 Sold (MLS) — NTREIS
• 2019-02-11 Pending — NTREIS
• 2019-02-04 Contingent — NTREIS
• 2019-02-01 Price Changed $123,000 NTREIS
• 2018-12-10 Listed $125,000 NTREIS
• 2010-01-05 Sold (Public Records) — Public Records
• 2006-05-18 Sold (Public Records) — Public Records
• 1995-02-07 Sold (Public Records) — Public Records
• 1993-06-01 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $3,487 · -0.9% YoY. Source: county tax records.