Duplex with Separate
For Sale
$310,000
1209 Meriweather Ave, Fort Worth, TX 76115
A full duplex with two 2-bedroom, 1-bath units, each with washer/dryer hookups and separate central A/C systems.
Property Size1,413 SF
Price / SF$219.39
Days on Market54
Property Features for 1209 Meriweather Ave
General Information
Standard status
Active
Size
1,413 SF
Property subtype
Multi-Family
Additional Details
Fenced Yard
Yes
Multifamily Units
2
Amenities
washer and dryer connections
central air-conditioning
separate gas and electric meters
spacious driveway
chain-link fence with gated entrance
Building Details
Year Built
1990
Tenancy
Multi
Listing Agency:
Acasa Realtors
Listed By:
Erika Robles · License #0512120
(817) 717-4388
Source:
Teamrobbins
Added: Jul 27
Changed: Sep 17
Last Checked: Sep 18 at 9:51AM
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 Acasa Realtors
Investment Insights
Based on property information with market context.
This full duplex includes two separate residential units. Each unit offers two bedrooms, one full bathroom, washer and dryer connections, and its own central air-conditioning system. Utilities are separately metered with individual gas and electric meters for each unit.
The property features a spacious driveway with room for multiple vehicles and a chain-link fence with a gated entrance. Access is described as convenient to major roadways, shopping, schools, and other neighborhood amenities.
As configured, the layout supports having two distinct households under one ownership while maintaining separate utility services for each side.
The property features a spacious driveway with room for multiple vehicles and a chain-link fence with a gated entrance. Access is described as convenient to major roadways, shopping, schools, and other neighborhood amenities.
As configured, the layout supports having two distinct households under one ownership while maintaining separate utility services for each side.
Key Highlights
- Full duplex built in 1990 with two separate units
- Each unit features 2 bedrooms and 1 full bathroom
- Washer and dryer connections in each unit
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
$24,739
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
7.98%
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%
$494,780
$494.8K
Cap Rate 7%
$353,414
$353.4K
Cap Rate 9%
$274,878
$274.9K
Market Conditions
NOI Build-Up for 1,413 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
$39.3K $27.84/SF
− Vacancy
−$4.0K −$2.83/SF
EGI
$35.3K $25.01/SF
− OpEx
−$10.6K −$7.50/SF
NOI
$24.7K $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%
$494,780
Cap Rate 7%
$353,414
Cap Rate 9%
$274,878
Alternative Uses
Best Use
Multifamily LT 5
$353.4K
$309.2K – $412.3K
NOI $24,739 @ 7.0% cap · market cap 7.98%
Second Best
Apartment 5plus
$306.9K
$268.6K – $358.1K
NOI $21,486 @ 7.0% cap · market cap 6.93%
Theoretical Best
Office A
$513.3K
$449.1K – $598.8K
NOI $35,930 @ 7.0% cap · market cap 11.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
579
Businesses Nearby
Explore this area
Business Placement
Demographics for 76115, TX
20,956
Population
6,706
Households
3.1
Avg Household Size
29
Median Age
17%
College-Educated
53%
High-School Grad
4.6 sq mi
ZIP Area
4,556
Density / Sq Mi
$51,823
Median Household Income
$29,868
Median Earnings
$1,177
Median Rent
$132,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - A full duplex with two 2-bedroom, 1-bath units, each with washer/dryer hookups and separate central A/C systems.
Where is this duplex located?
The property is located at 1209 Meriweather Ave Fort Worth, TX.
What is the asking price?
The asking price for this property is $310,000.
What are key features of this property?
This property features: Full duplex built in 1990 with two separate units; Each unit features 2 bedrooms and 1 full bathroom; Washer and dryer connections in each unit
