6004 Westridge Ln #705 · Fort Worth, TX 76116

$69,000

2 bd · 1.0 ba · 806 sqft · Condo public records · 76 Days on market

Built 1969 $86/sqft · 9% below area Est $76k · 9% under $271/mo HOA · 23% of rent

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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 +24.2/30.0
• ARV discount +11.7/15.0
• 1% rule +10.0/10.0
• DSCR +7.8/10.0
• 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

Welcome home to this beautifully renovated condominium at 6004 Westridge Lane Unit 705 in Fort Worth Texas 76116. Nestled in the Spanish Gardens community this residence offers approximately 806 square feet of modern comfortable living with fresh updates throughout.Step inside to discover durable wood look flooring that flows seamlessly through the open living areas creating a bright airy feel. The spacious living room features a stylish ceiling fan and large windows that fill the space with natural light while offering peaceful views of the surrounding greenery. Relax on the private patio just steps away.The kitchen is fully equipped with white appliances including a gas stove refrigerator and microwave. It showcases warm wood cabinetry speckled countertops and a stylish brick accent wall for added charm and functionality.The generous bedroom provides excellent storage with a large closet featuring built in shelving and dual hanging rods. The updated bathroom includes elegant white subway tile surrounding the bathtub shower combination a modern vanity and contemporary fixtures.This move in ready unit blends comfort convenience and style in a prime Fort Worth location. Perfect for those seeking an updated home with easy access to everything the area has to offer.

Key facts

• $271 HOA
• Built 1969
• Listed 76 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $69k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 rising (+1.8%/yr); 221 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Tarrant County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $16k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; HOA is 23% 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 $64,859 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.73% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.58%
• DSCR: 1.38
• GRM: 4.8

CMA / ARV

• ARV (median comp): $76,195
• List price: $69,000
• Delta: -9.44%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6012 Westridge Ln #610	0.03mi	1/1.0 (-1)	806 (0%)	18mo	$105,000	$130	79

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -5.1%
• Equity multiple: 0.81×
• Total profit: $-3,623
• Equity at exit: $10,288

10-year hold

• IRR: 2.5%
• Equity multiple: 1.17×
• Total profit: $3,219
• Equity at exit: $5,966

Cash invested: $19,320 (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: 221
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,196 high
• Mortgage (P&I): −$362
• Tax from tax record: −$145 /mo · $1,737/yr
• Insurance: −$29
• HOA: −$271
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $138

Break-even live

Break-even rent $1,021

Max offer price $69,000

Occupancy floor 83%

Sensitivity live

Price	-10% $177	-5% $158	+0% $138	+5% $119	+10% $99
Rent	-10% $44	-5% $91	+0% $138	+5% $185	+10% $233
Rate	-1.0pp $173	-0.5pp $156	base $138	+0.5pp $120	+1.0pp $102

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6004 Westridge Ln Fort Worth, TX	1.0	1.0	806	$895	$1.11	13d	1	0.03mi
6012 Westridge Ln #610 Fort Worth, TX	1.0	1.0	806	$900	$1.12	19d	1	0.06mi
6037 Westridge Ln Fort Worth, TX	1.0	1.0	780	$861	$1.10	15d	1	0.13mi
6037 Westridge Ln Unit 6088 Fort Worth, TX	1.0	1.0	780	$902	$1.16	46d	1	0.13mi
6037 Westridge Ln Unit 2121 Fort Worth, TX	2.0	2.0	1056	$1,117	$1.06	0d	1	0.13mi
6037 Westridge Ln Unit 6111 Fort Worth, TX	1.0	1.0	780	$912	$1.17	0d	1	0.13mi
6037 Westridge Ln Unit 6094 Fort Worth, TX	2.0	2.0	1056	$1,107	$1.05	46d	1	0.13mi
6037 Westridge Ln Unit 6058 Fort Worth, TX	1.0	1.0	780	$907	$1.16	16d	1	0.13mi
4900 Bryant Irvin Rd N Unit 4951 Fort Worth, TX	1.0	1.0	596	$1,040	$1.74	46d	1	0.17mi
4900 Bryant Irvin Rd N Unit 4957 Fort Worth, TX	2.0	2.0	750	$1,300	$1.73	13d	1	0.17mi
4900 Bryant Irvin Rd N Unit 4927 Fort Worth, TX	2.0	2.0	776	$1,324	$1.71	24d	1	0.17mi
2500 River Park Dr Fort Worth, TX	1.0–2.0	1.0–2.0	1006	$2,650	$2.63	1d	18	0.18mi
4900 Bryant Irvin Rd N Unit 4921 Fort Worth, TX	1.0	1.0	645	$875	$1.36	0d	1	0.20mi
4900 Bryant Irvin Rd N Unit 1121 Fort Worth, TX	1.0	1.0	645	$875	$1.36	13d	1	0.20mi
4900 Bryant Irvin Rd N Unit 4921 Fort Worth, TX	1.0	1.0	596	$1,045	$1.75	16d	1	0.20mi
4900 Bryant Irvin Rd N Unit 2121 Fort Worth, TX	2.0	2.0	750	$1,300	$1.73	0d	1	0.20mi
4900 Bryant Irvin Rd N Fort Worth, TX	1.0	1.0	645	$824	$1.28	15d	1	0.20mi
4716 Littlepage St Fort Worth, TX	2.0	1.0	748	$1,195	$1.60	26d	1	0.27mi
2751 River Park Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1024	$1,900	$1.85	1d	44	0.42mi
4500 Westridge Ave #21 Fort Worth, TX	2.0	2.0	1104	$2,400	$2.17	46d	1	0.45mi
5512 Humbert Ave Fort Worth, TX	2.0	1.0	840	$2,000	$2.38	46d	1	0.72mi
3101 River Park Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1110	$1,515	$1.36	4d	32	0.76mi
5809 Kilpatrick Ave Fort Worth, TX	2.0	1.0	814	$1,395	$1.71	7d	1	0.80mi
5809 Kilpatrick Ave Fort Worth, TX	2.0	1.0	814	$1,395	$1.71	26d	1	0.80mi
4945 Gage Ave Fort Worth, TX	3.0	1.0–3.0	1268	$3,395	$2.68	0d	39	0.80mi
3215 Trinity View Dr Fort Worth, TX	1.0	1.0	650	$990	$1.52	8d	1	0.81mi
5828 Arborlawn Dr Fort Worth, TX	2.0	1.0–2.5	1006	$2,904	$2.89	0d	38	0.85mi
3309 Riveroad Ct Fort Worth, TX	1.0–2.0	1.0–2.0	817	$1,504	$1.84	7d	30	0.87mi
4900 Gage Ave Fort Worth, TX	1.0–3.0	1.0–2.0	1128	$4,238	$3.76	4d	42	0.89mi
3301 River Park Ln S Fort Worth, TX	1.0	1.0	554	$954	$1.72	15d	1	0.93mi
3301 River Park Dr Unit 3358 Fort Worth, TX	2.0	2.0	965	$1,357	$1.41	0d	1	0.93mi
3301 River Park Dr Unit 3322 Fort Worth, TX	1.0	1.0	554	$1,000	$1.81	16d	1	0.93mi
3301 River Park Dr Unit 3338 Fort Worth, TX	2.0	2.0	1018	$1,378	$1.35	15d	1	0.93mi
3301 River Park Dr Unit 3375 Fort Worth, TX	1.0	1.0	554	$1,006	$1.82	0d	1	0.93mi
3964 Watercourse Dr Fort Worth, TX	3.0	1.0–2.0	1023	$2,317	$2.27	0d	29	0.95mi
5928 Fletcher Ave Unit 24 Fort Worth, TX	1.0	1.0	675	$999	$1.48	1d	1	0.95mi
5928 Fletcher Ave Fort Worth, TX	1.0	1.0	631	$1,050	$1.66	0d	5	0.95mi
5928 Fletcher Ave Apt 20 Fort Worth, TX	1.0	1.0	588	$999	$1.70	26d	1	0.95mi
5928 Fletcher Ave Unit 16 Fort Worth, TX	1.0	1.0	588	$1,100	$1.87	26d	1	0.95mi
5928 Fletcher Ave Fort Worth, TX	1.0	1.0	588	$1,150	$1.96	46d	1	0.95mi

HOA detail condo

• Monthly dues: $271 · $3,252/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-22
   days on market $69,000 Active 76 DOM
2. 2026-06-21
   days on market $69,000 Active 75 DOM
3. 2026-06-18
   days on market $69,000 Active 72 DOM
4. 2026-06-17
   days on market $69,000 Active 71 DOM
5. 2026-06-16
   days on market $69,000 Active 70 DOM
6. 2026-06-15
   days on market $69,000 Active 69 DOM
7. 2026-06-13
   days on market $69,000 Active 67 DOM
8. 2026-06-09
   days on market $69,000 Active 63 DOM
9. 2026-06-08
   pricedays on market $69,000 Active 62 DOM
10. 2026-06-07
    days on market $71,000 Active 61 DOM
11. 2026-06-04
    days on market $71,000 Active 58 DOM
12. 2026-06-03
    days on market $71,000 Active 57 DOM
13. 2026-06-02
    days on market $71,000 Active 56 DOM
14. 2026-06-01
    days on market $71,000 Active 55 DOM
15. 2026-05-31
    days on market $71,000 Active 54 DOM
16. 2026-05-07
    price $74,500 1283-char remark

    Show marketing remark (1283 chars)

    Welcome home to this beautifully renovated condominium at 6004 Westridge Lane Unit 705 in Fort Worth Texas 76116. Nestled in the Spanish Gardens community this residence offers approximately 806 square feet of modern comfortable living with fresh updates throughout.Step inside to discover durable wood look flooring that flows seamlessly through the open living areas creating a bright airy feel. The spacious living room features a stylish ceiling fan and large windows that fill the space with natural light while offering peaceful views of the surrounding greenery. Relax on the private patio just steps away.The kitchen is fully equipped with white appliances including a gas stove refrigerator and microwave. It showcases warm wood cabinetry speckled countertops and a stylish brick accent wall for added charm and functionality.The generous bedroom provides excellent storage with a large closet featuring built in shelving and dual hanging rods. The updated bathroom includes elegant white subway tile surrounding the bathtub shower combination a modern vanity and contemporary fixtures.This move in ready unit blends comfort convenience and style in a prime Fort Worth location. Perfect for those seeking an updated home with easy access to everything the area has to offer.

17. 2026-04-16
    price $79,900 1283-char remark

    Show marketing remark (1283 chars)

    Welcome home to this beautifully renovated condominium at 6004 Westridge Lane Unit 705 in Fort Worth Texas 76116. Nestled in the Spanish Gardens community this residence offers approximately 806 square feet of modern comfortable living with fresh updates throughout.Step inside to discover durable wood look flooring that flows seamlessly through the open living areas creating a bright airy feel. The spacious living room features a stylish ceiling fan and large windows that fill the space with natural light while offering peaceful views of the surrounding greenery. Relax on the private patio just steps away.The kitchen is fully equipped with white appliances including a gas stove refrigerator and microwave. It showcases warm wood cabinetry speckled countertops and a stylish brick accent wall for added charm and functionality.The generous bedroom provides excellent storage with a large closet featuring built in shelving and dual hanging rods. The updated bathroom includes elegant white subway tile surrounding the bathtub shower combination a modern vanity and contemporary fixtures.This move in ready unit blends comfort convenience and style in a prime Fort Worth location. Perfect for those seeking an updated home with easy access to everything the area has to offer.

18. 2026-04-07
    listed $84,500 Active 1283-char remark

    Show marketing remark (1283 chars)

    Welcome home to this beautifully renovated condominium at 6004 Westridge Lane Unit 705 in Fort Worth Texas 76116. Nestled in the Spanish Gardens community this residence offers approximately 806 square feet of modern comfortable living with fresh updates throughout.Step inside to discover durable wood look flooring that flows seamlessly through the open living areas creating a bright airy feel. The spacious living room features a stylish ceiling fan and large windows that fill the space with natural light while offering peaceful views of the surrounding greenery. Relax on the private patio just steps away.The kitchen is fully equipped with white appliances including a gas stove refrigerator and microwave. It showcases warm wood cabinetry speckled countertops and a stylish brick accent wall for added charm and functionality.The generous bedroom provides excellent storage with a large closet featuring built in shelving and dual hanging rods. The updated bathroom includes elegant white subway tile surrounding the bathtub shower combination a modern vanity and contemporary fixtures.This move in ready unit blends comfort convenience and style in a prime Fort Worth location. Perfect for those seeking an updated home with easy access to everything the area has to offer.

19. 2024-03-29
    historical $950
20. 2024-03-27
    listed $950
21. 2024-03-26
    historical $1,000
22. 2024-03-15
    price $1,000
23. 2024-02-27
    price $1,025
24. 2024-02-16
    price $1,065
25. 2024-01-31
    price $1,070
26. 2024-01-23
    price $1,075
27. 2024-01-06
    price $1,080
28. 2023-12-13
    price $1,085
29. 2023-12-01
    price $1,090
30. 2023-11-20
    listed $1,095
31. 2022-09-01
    soldstatus
32. 2014-03-21
    soldstatus
33. 2004-07-20
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $1,737 · $145/mo
• Projected year-2 tax: $1,737 · $145/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: $14,347
• − Mortgage interest: −$3,865
• − Property taxes: −$1,737
• − Insurance: −$345
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − HOA: −$3,252
• − Depreciation: −$2,007
• Taxable income: $845
• Est. tax owed @ 24.0%: −$203
• After-tax cash flow: $1,455/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

+6703.7% since first listed

18 events — show timeline

• 2026-05-07 Price Changed $74,500 NTREIS
• 2026-04-16 Price Changed $79,900 NTREIS
• 2026-04-07 Listed $84,500 NTREIS
• 2024-03-29 Rental Removed $950 NTREIS
• 2024-03-27 Listed for Rent $950 NTREIS
• 2024-03-26 Rental Removed $1,000 NTREIS
• 2024-03-15 Price Changed $1,000 NTREIS
• 2024-02-27 Price Changed $1,025 NTREIS
• 2024-02-16 Price Changed $1,065 NTREIS
• 2024-01-31 Price Changed $1,070 NTREIS
• 2024-01-23 Price Changed $1,075 NTREIS
• 2024-01-06 Price Changed $1,080 NTREIS
• 2023-12-13 Price Changed $1,085 NTREIS
• 2023-12-01 Price Changed $1,090 NTREIS
• 2023-11-20 Listed for Rent $1,095 NTREIS
• 2022-09-01 Sold (Public Records) — Public Records
• 2014-03-21 Sold (Public Records) — Public Records
• 2004-07-20 Sold (Public Records) — Public Records

Property tax history

+10.0%/yr

Latest (2025): $1,737 · -2.4% YoY. Source: county tax records.