Full Duplex with Two 2-Bed
For Sale
$582,000
5011 Ledgestone Drive, Fort Worth, TX 76132
Well-maintained duplex with two 2-bed, 2-bath units, each with a 2-car garage and outdoor living space.
Property Size3,216 SF
Days on Market44
Property Features for 5011 Ledgestone Drive
General Information
Standard status
Active
Size
3,216 SF
Total Parking Spaces
4
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$9,203
Amenities
front courtyard
patio
backyards
mature trees
Trex fencing with turf
Building Details
Building Size
3,216 SF
Year Built
1976
Tenancy
Multi
Listing Agency:
League Real Estate
Listed By:
Mark Philpot · License #0686671
(817) 681-6681
Source:
Nilesrealtygroup
Added: Jul 29
Changed: Sep 8
Last Checked: Sep 10 at 7:47AM
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 League Real Estate
Investment Insights
Based on property information with market context.
This full duplex features two separate units at 5009 and 5011 Ledgestone Drive, built in 1976. Each unit is a 2-bedroom, 2-bath layout and is described as well maintained. A built-in office space in the units could be converted into a third bedroom, offering flexibility for different household setups.
Outdoor living is built into both sides, with a front courtyard, patio, and backyards associated with the units. Each unit also includes a 2-car garage along with plenty of storage. The property has mature trees in both the front and back.
On the 5011 side, there is trex fencing and turf, adding defined outdoor space details for that unit. The property is positioned in Fort Worth, TX 76132, providing an owner-occupant or long-term tenant setup for the duplex configuration.
Outdoor living is built into both sides, with a front courtyard, patio, and backyards associated with the units. Each unit also includes a 2-car garage along with plenty of storage. The property has mature trees in both the front and back.
On the 5011 side, there is trex fencing and turf, adding defined outdoor space details for that unit. The property is positioned in Fort Worth, TX 76132, providing an owner-occupant or long-term tenant setup for the duplex configuration.
Key Highlights
- Full duplex with units at 5009 and 5011 Ledgestone Drive
- Two 2‑bedroom, 2‑bath units
- Office space could be converted to a third bedroom
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
$48,903
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
8.40%
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%
$978,060
$978.1K
Cap Rate 7%
$698,614
$698.6K
Cap Rate 9%
$543,367
$543.4K
Market Conditions
NOI Build-Up for 3,216 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
$99.6K $30.96/SF
− Vacancy
−$10.7K −$3.31/SF
EGI
$88.9K $27.65/SF
− OpEx
−$40.0K −$12.44/SF
NOI
$48.9K $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%
$978,060
Cap Rate 7%
$698,614
Cap Rate 9%
$543,367
Alternative Uses
Best Use
Multifamily LT 5
$804.4K
$703.8K – $938.4K
NOI $56,306 @ 7.0% cap · market cap 9.67%
Second Best
Apartment 5plus
$698.6K
$611.3K – $815.1K
NOI $48,903 @ 7.0% cap · market cap 8.40%
Theoretical Best
Office A
$1.17M
$1.02M – $1.36M
NOI $81,776 @ 7.0% cap · market cap 14.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
881
Businesses Nearby
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Business Placement
Demographics for 76132, TX
26,249
Population
13,906
Households
1.9
Avg Household Size
38
Median Age
49%
College-Educated
96%
High-School Grad
7.4 sq mi
ZIP Area
3,547
Density / Sq Mi
$67,017
Median Household Income
$42,579
Median Earnings
$1,354
Median Rent
$401,200
Median Home Value
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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 - Well-maintained duplex with two 2-bed, 2-bath units, each with a 2-car garage and outdoor living space.
Where is this duplex located?
The property is located at 5011 Ledgestone Drive Fort Worth, TX.
What is the asking price?
The asking price for this property is $582,000.
What are key features of this property?
This property features: Full duplex with units at 5009 and 5011 Ledgestone Drive; Two 2‑bedroom, 2‑bath units; Office space could be converted to a third bedroom
