Brick Duplex with Two 2BR
For Sale
$299,000
1049 Cottonwood Trail, Benbrook, TX 76126
Brick duplex offers two occupied units, each with 2 bedrooms, 2 bathrooms, in-unit washer/dryer area, and carport parking.
Property Size2,184 SF
Price / SF$136.90
Days on Market219
Property Features for 1049 Cottonwood Trail
General Information
Standard status
Active
Size
2,184 SF
Total Parking Spaces
4
Property subtype
Multi-Family / Full Duplex
Additional Details
Fenced Yard
Yes
Multifamily Units
2
Amenities
wood-burning fireplace
open floor plans
washer and dryer areas
open backyard with wood fence
Ceiling Fan(s), Central Air, Electric
Central, Electric
Carpet, Ceramic Tile, Laminate
Dishwasher, Disposal
Window Coverings
2
Other
Wood Burning
No
Composition
One
Chain Link, Wood, Other, None
1
Slab
Assessor
Brick, Wood
Covered
Building Details
Year Built
1980
Buildings
1
Tenancy
Multi
Listing Agency:
Lawless Real Estate Services
Listed By:
Kelly Lawless · License #0600525
(817) 323-0114
Source:
Compass
Added: Feb 1
Changed: Aug 8
Last Checked: Jul 23 at 1:38PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Lawless Real Estate Services
Investment Insights
Based on property information with market context.
Brick duplex features two separate units, each offering 2 bedrooms and 2 bathrooms. Each unit includes a wood-burning fireplace in the living room and an open, functional floor plan. Full washer and dryer areas are included, along with carport parking for two cars per unit.
The property includes an open backyard with a wood back fence line that is available for tenants to share. It is currently occupied by long-term tenants and has been maintained, though updates may be desired.
As a residential income property, this duplex is well suited for buyers seeking an income-producing asset with two independently configured living spaces.
The property includes an open backyard with a wood back fence line that is available for tenants to share. It is currently occupied by long-term tenants and has been maintained, though updates may be desired.
As a residential income property, this duplex is well suited for buyers seeking an income-producing asset with two independently configured living spaces.
Key Highlights
- Brick duplex with 2 total units, currently occupied by long‑term tenants
- Each unit has 2 bedrooms and 2 bathrooms with a functional open floor plan
- Wood‑burning fireplace in each unit’s living room
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
$16,452
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
5.50%
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%
$329,040
$329.0K
Cap Rate 7%
$235,029
$235.0K
Cap Rate 9%
$182,800
$182.8K
Market Conditions
NOI Build-Up for 2,184 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
$26.5K $12.12/SF
− Vacancy
−$3.0K −$1.36/SF
EGI
$23.5K $10.76/SF
− OpEx
−$7.1K −$3.23/SF
NOI
$16.5K $7.53/SF
Area
Tarrant County, TX
Vacancy
11.21%
Lease Rate
$12.12 /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%
$329,040
Cap Rate 7%
$235,029
Cap Rate 9%
$182,800
Alternative Uses
Best Use
Multifamily LT 5
$235.0K
$205.7K – $274.2K
NOI $16,452 @ 7.0% cap · market cap 5.50%
Second Best
Apartment 5plus
$204.3K
$178.8K – $238.4K
NOI $14,303 @ 7.0% cap · market cap 4.78%
Theoretical Best
Office A
$768.3K
$672.2K – $896.3K
NOI $53,779 @ 7.0% cap · market cap 17.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
275
Businesses Nearby
Explore this area
Business Placement
Demographics for 76126, TX
25,444
Population
10,598
Households
2.4
Avg Household Size
41
Median Age
48%
College-Educated
94%
High-School Grad
68.7 sq mi
ZIP Area
370
Density / Sq Mi
$107,668
Median Household Income
$58,393
Median Earnings
$1,677
Median Rent
$357,000
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 - Brick duplex offers two occupied units, each with 2 bedrooms, 2 bathrooms, in-unit washer/dryer area, and carport parking.
Where is this duplex located?
The property is located at 1049 Cottonwood Trail Benbrook, TX.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: Brick duplex with 2 total units, currently occupied by long‑term tenants; Each unit has 2 bedrooms and 2 bathrooms with a functional open floor plan; Wood‑burning fireplace in each unit’s living room
