Brand-New Duplex with Fenced
For Sale
$545,000
Pending
2209 Brookes Street, Fort Worth, TX 76105
Newly built duplex offering two mirrored units with open-concept living spaces, attached garages, and fully fenced backyards.
Property Size3,244 SF
Days on Market22
Property Features for 2209 Brookes Street
General Information
Standard status
Pending
Size
3,244 SF
Property subtype
Duplex
Additional Details
Fenced Yard
Yes
Multifamily Units
2
Amenities
fully fenced backyard
Wi-Fi-enabled garage
Building Details
Year Built
2026
Stories
2
Tenancy
Multi
Listing Agency:
LPT Realty, LLC
(877) 366-2213
Listed By:
Rene Jensen · License #0720823
(214) 532-6823
Source:
Lonestarluxuryrealty
Added: Jul 20
Changed: Aug 8
Last Checked: Jul 29 at 5:35AM
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 LPT Realty, LLC
Investment Insights
Based on property information with market context.
This brand-new duplex features two attached, mirrored units with open-concept living areas that flow into dining and kitchen spaces. Each unit includes a main level half bathroom and convenient access to an attached garage, along with an upstairs layout centered around a shared open area. Across the two levels, the home’s design provides multiple bedrooms and full bathrooms per unit, with modern finishes throughout, including quartz countertops and contemporary fixtures.
Outside, each side benefits from a fully fenced backyard and a spacious driveway, supporting everyday privacy and practical outdoor use.
The property totals approximately 3,244 square feet and is designed with consistent floor plans for both units, offering flexibility for owners who want to occupy one unit while generating income from the other.
Outside, each side benefits from a fully fenced backyard and a spacious driveway, supporting everyday privacy and practical outdoor use.
The property totals approximately 3,244 square feet and is designed with consistent floor plans for both units, offering flexibility for owners who want to occupy one unit while generating income from the other.
Key Highlights
- Brand‑new duplex (2026) with two mirrored units totaling approx. 3,244 sq ft
- Each unit offers 3 bedrooms and 2 full bathrooms, plus half bathrooms on the main level
- Open‑concept living, dining, and kitchen layout with modern finishes and pantry storage
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
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Fenced yard
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 - Newly built duplex offering two mirrored units with open-concept living spaces, attached garages, and fully fenced backyards.
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: Brand‑new duplex (2026) with two mirrored units totaling approx. 3,244 sq ft; Each unit offers 3 bedrooms and 2 full bathrooms, plus half bathrooms on the main level; Open‑concept living, dining, and kitchen layout with modern finishes and pantry storage
