Well-Maintained Duplex with
For Sale
$329,900
1904 San Rafael Street, Fort Worth, TX 76134
Duplex with recent HVAC replacement, new windows in Unit 1904, and sound-dampening insulation between units.
Property Size1,961 SF
Days on Market35
Property Features for 1904 San Rafael Street
General Information
Standard status
Active
Size
1,961 SF
Property subtype
Duplex
Additional Details
Business Included
No
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,642
Building Details
Building Size
1,961 SF
Year Built
2004
Tenancy
Multi
Listing Agency:
eXp Realty, LLC
(888) 519-7431
Listed By:
Michelle White · License #0828666
Source:
Nilesrealtygroup
Added: Jul 27
Changed: Aug 16
Last Checked: Aug 29 at 3:40PM
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 eXp Realty, LLC
Investment Insights
Based on property information with market context.
This well-maintained duplex offers a flexible setup with both units set to be vacant at the end of July. The property has recent improvements including replacement of the HVAC system and two brand-new windows in Unit 1904. Sound-dampening insulation between the units is in place to add privacy and tenant comfort.
Unit 1906 is currently being marketed for lease at $1,450 per month. The duplex is conveniently located near major highways, shopping, dining, downtown Fort Worth, schools, and public transportation, supporting everyday accessibility for tenants and residents.
Unit 1906 is currently being marketed for lease at $1,450 per month. The duplex is conveniently located near major highways, shopping, dining, downtown Fort Worth, schools, and public transportation, supporting everyday accessibility for tenants and residents.
Key Highlights
- Well‑maintained duplex built in 2004 in Fort Worth
- Scheduled tenant move‑out: both units have notice to vacate at the end of July
- Recent improvements include HVAC system replacement
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
$29,819
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
9.04%
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%
$596,380
$596.4K
Cap Rate 7%
$425,986
$426.0K
Cap Rate 9%
$331,322
$331.3K
Market Conditions
NOI Build-Up for 1,961 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
$60.7K $30.96/SF
− Vacancy
−$6.5K −$3.31/SF
EGI
$54.2K $27.65/SF
− OpEx
−$24.4K −$12.44/SF
NOI
$29.8K $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%
$596,380
Cap Rate 7%
$425,986
Cap Rate 9%
$331,322
Alternative Uses
Best Use
Multifamily LT 5
$490.5K
$429.2K – $572.2K
NOI $34,333 @ 7.0% cap · market cap 10.41%
Second Best
Apartment 5plus
$426.0K
$372.7K – $497.0K
NOI $29,819 @ 7.0% cap · market cap 9.04%
Theoretical Best
Office A
$712.3K
$623.3K – $831.1K
NOI $49,864 @ 7.0% cap · market cap 15.11%
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
Highway access
Location Intelligence
Trade Area within ½ mile
260
Businesses Nearby
Explore this area
Business Placement
Demographics for 76134, TX
27,362
Population
10,514
Households
2.6
Avg Household Size
34
Median Age
21%
College-Educated
81%
High-School Grad
8.6 sq mi
ZIP Area
3,182
Density / Sq Mi
$67,970
Median Household Income
$36,073
Median Earnings
$1,335
Median Rent
$209,100
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 - Duplex with recent HVAC replacement, new windows in Unit 1904, and sound-dampening insulation between units.
Where is this duplex located?
The property is located at 1904 San Rafael Street Fort Worth, TX.
What is the asking price?
The asking price for this property is $329,900.
What are key features of this property?
This property features: Well‑maintained duplex built in 2004 in Fort Worth; Scheduled tenant move‑out: both units have notice to vacate at the end of July; Recent improvements include HVAC system replacement
