Brand-New Duplex with Open-Concept
For Sale
$545,000
Pending
2209 Brookes Street, Fort Worth, TX 76105
MULTI_FAMILY - Fort Worth, TX
Property Size3,244 SF
Lot Size0.14 Acres
Days on Market23
Property Features for 2209 Brookes Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Bedrooms
6
Bathrooms
6
Full bathrooms
4
Half bathrooms
2
Rooms
Bathroom 6, Bedroom 5, Bedroom 3, Bathroom 5, Bedroom 6, Bedroom 2, Bathroom 2, Bedroom 1, Bathroom 3, Bathroom 4, Bedroom 4, Bathroom 1
Parking
4
Parking features
Driveway, Covered, Garage, Open, Oversize
Interior features
DecorativeDesignerLightingFixtures, EatInKitchen, KitchenIsland, OpenFloorplan, Pantry, WalkInClosets
Exterior features
Lighting
Appliances
Dishwasher, ElectricRange, Disposal, Microwave
Subdivision
Avalon Heights
Elementary school
Ta Sims
Middle school
James
High school
Polytechni
Elementary school district
Fort Worth ISD
Middle school district
Fort Worth ISD
High school district
Fort Worth ISD
Directions
GPS Friendly
Standard status
Pending
APN
00101060
Lot size
0.14 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
fully fenced backyard
Wi-Fi-enabled garage
Building Details
Year built
2026
Floors in Building
2
Number of units
2
Flooring type
Vinyl
Building materials
VinylSiding
Roof type
Shingle
Listing Agency:
LPT Realty, LLC
(877) 366-2213
Listed By:
Karla Ochoa · License #0798024
(877) 366-2213
Added: Jul 19
Changed: Aug 8
Last Checked: Aug 10 at 10:06AM
MLS# 21327268
Copyright © 2026 North Texas Real Estate Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This under-construction duplex is slated for completion in 2026 and features an open-concept floor plan with two matching units. The design totals approximately 3,244 sq ft and includes 6 bedrooms, 4 full bathrooms, and 2 half bathrooms across both sides. Interior details include a kitchen with an island, eat-in dining space, pantry storage, and open flow into the living and dining areas. Each unit includes a main level half bathroom, bedrooms and baths on the upper level, and a private primary suite with a walk-in closet. Central heating and central air support year-round comfort.
The duplex is set on a lot size of 0.1423 acres and offers a fully fenced backyard and a spacious driveway. Parking is available via an attached garage and driveway options. Exterior notes include vinyl siding, a shingle roof, and exterior lighting. Utilities include public water and public sewer.
The appliance package includes a dishwasher, electric range, disposal, and microwave.
The duplex is set on a lot size of 0.1423 acres and offers a fully fenced backyard and a spacious driveway. Parking is available via an attached garage and driveway options. Exterior notes include vinyl siding, a shingle roof, and exterior lighting. Utilities include public water and public sewer.
The appliance package includes a dishwasher, electric range, disposal, and microwave.
Key Highlights
- Under‑construction duplex with 2026 year built
- Two matching units with mirrored layouts
- Approximately 3,244 sq ft duplex with 6 bedrooms, 4 full and 2 half bathrooms
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$49,328
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
9.05%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$986,560
$986.6K
Cap Rate 7%
$704,686
$704.7K
Cap Rate 9%
$548,089
$548.1K
Market Conditions
NOI Build-Up for 3,244 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$100.4K $30.96/SF
− Vacancy
−$10.7K −$3.31/SF
EGI
$89.7K $27.65/SF
− OpEx
−$40.4K −$12.44/SF
NOI
$49.3K $15.21/SF
Area
Fort Worth, TX
Vacancy
10.70%
Lease Rate
$30.96 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$986,560
Cap Rate 7%
$704,686
Cap Rate 9%
$548,089
Alternative Uses
Best Use
Multifamily LT 5
$811.4K
$710.0K – $946.6K
NOI $56,796 @ 7.0% cap · market cap 10.42%
Second Best
Apartment 5plus
$704.7K
$616.6K – $822.1K
NOI $49,328 @ 7.0% cap · market cap 9.05%
Theoretical Best
Office A
$1.18M
$1.03M – $1.37M
NOI $82,488 @ 7.0% cap · market cap 15.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
422
Businesses Nearby
Explore this area
Business Placement
Demographics for 76105, TX
23,445
Population
7,667
Households
3.1
Avg Household Size
31
Median Age
5%
College-Educated
57%
High-School Grad
5.9 sq mi
ZIP Area
3,974
Density / Sq Mi
$46,482
Median Household Income
$27,987
Median Earnings
$1,172
Median Rent
$117,600
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Under-construction duplex set for public water and sewer, with fenced backyards and central HVAC, designed as two matching units.
Where is this duplex located?
The property is located at 2209 Brookes Street Fort Worth, TX.
What is the asking price?
The asking price for this property is $545,000.
What are key features of this property?
This property features: Under‑construction duplex with 2026 year built; Two matching units with mirrored layouts; Approximately 3,244 sq ft duplex with 6 bedrooms, 4 full and 2 half bathrooms
