Brick Duplex with Private
For Sale
$1,295,000
2609 Mccart Avenue, Fort Worth, TX 76110
MULTI_FAMILY - Fort Worth, TX
Property Size3,927 SF
Lot Size0.07 Acres
Price / SF$329.77
Days on Market96
Property Features for 2609 Mccart Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
8
Full bathrooms
6
Half bathrooms
2
Rooms
Bedroom 6, Bedroom 5, Bedroom 4, Bedroom 2, Bedroom 1, Bedroom 3, Bathroom 2, Bathroom 7, Bathroom 8, Bathroom 1, Bathroom 4, Bathroom 3, Bathroom 6, Bathroom 5
Parking
4
Parking features
Open, Garage
Interior features
Chandelier, DecorativeDesignerLightingFixtures, DoubleVanity, GraniteCounters, CableTv
Appliances
Dishwasher, Disposal, GasRange
Subdivision
Frisco Railroad Add
Elementary school
Clayton Li
Middle school
Mclean
High school
Paschal
Elementary school district
Fort Worth ISD
Middle school district
Fort Worth ISD
High school district
Fort Worth ISD
Directions
Follow GPS
Standard status
Active
APN
42153148
Size
3,927 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Description
FRISCO RAILROAD ADDITION BLOCK 17 LOT 20R1 & 20R2
Tax Annual Amount
19278
Legal Description
FRISCO RAILROAD ADDITION BLOCK 17 LOT 20R1 & 20R2
Utilities
Sewer type
Public Sewer
Heating system
Central, Natural Gas
Cooling system
Electric, Central Air, Ceiling Fan(s)
Water source
Public
Building Details
Year built
2017
Floors in Building
2
Number of units
2
Flooring type
Carpet, Wood, Tile
Building materials
Brick
Roof type
Composition
Listing Agency:
Compass RE Texas, LLC
(214) 814-8100
Listed By:
Rick Wegman · License #0543115
(214) 814-8100
Added: May 21
Changed: Aug 4
Last Checked: Aug 24 at 7:06PM
MLS# 21274705
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.
2609 and 2611 McCart Avenue offer a well-maintained brick duplex built in 2017. Each unit includes private entrances and comfortable living spaces, with interior finishes such as granite counters, double vanities, and decorative lighting. Bedrooms and bathrooms are laid out across multiple rooms per unit, and appliances include a dishwasher, disposal, and gas range. Heating is provided by natural gas with central heating, and cooling includes central air plus ceiling fans.
The property is served by public water and public sewer, and features a mix of open parking and garage parking. The roof is composition, and the flooring includes carpet, wood, and tile.
Conveniently located just minutes from TCU, Magnolia Avenue, and downtown Fort Worth, the duplex is positioned for tenant demand from students, professionals, and long-term renters.
The property is served by public water and public sewer, and features a mix of open parking and garage parking. The roof is composition, and the flooring includes carpet, wood, and tile.
Conveniently located just minutes from TCU, Magnolia Avenue, and downtown Fort Worth, the duplex is positioned for tenant demand from students, professionals, and long-term renters.
Key Highlights
- Built in 2017 brick duplex with private entrances
- 0.072‑acre lot
- 3,927 SF total building size
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
$68,754
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
5.31%
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%
$1,375,080
$1.4M
Cap Rate 7%
$982,200
$982.2K
Cap Rate 9%
$763,933
$763.9K
Market Conditions
NOI Build-Up for 3,927 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
$109.3K $27.84/SF
− Vacancy
−$11.1K −$2.83/SF
EGI
$98.2K $25.01/SF
− OpEx
−$29.5K −$7.50/SF
NOI
$68.8K $17.51/SF
Area
Fort Worth, TX
Vacancy
10.16%
Lease Rate
$27.84 /SF/Yr
Expense Ratio
30.00%
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%
$1,375,080
Cap Rate 7%
$982,200
Cap Rate 9%
$763,933
Alternative Uses
Best Use
Multifamily LT 5
$982.2K
$859.4K – $1.15M
NOI $68,754 @ 7.0% cap · market cap 5.31%
Second Best
Apartment 5plus
$853.1K
$746.4K – $995.2K
NOI $59,714 @ 7.0% cap · market cap 4.61%
Theoretical Best
Office A
$1.43M
$1.25M – $1.66M
NOI $99,856 @ 7.0% cap · market cap 7.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,082
Businesses Nearby
Explore this area
Business Placement
Demographics for 76110, TX
29,858
Population
12,497
Households
2.4
Avg Household Size
33
Median Age
29%
College-Educated
68%
High-School Grad
5.7 sq mi
ZIP Area
5,238
Density / Sq Mi
$68,435
Median Household Income
$36,262
Median Earnings
$1,255
Median Rent
$239,200
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Well-maintained brick duplex on a small lot with private entrances, central HVAC, and public utilities in Fort Worth.
Where is this duplex located?
The property is located at 2609 Mccart Avenue Fort Worth, TX.
What is the asking price?
The asking price for this property is $1,295,000.
What are key features of this property?
This property features: Built in 2017 brick duplex with private entrances; 0.072‑acre lot; 3,927 SF total building size
