New Construction Duplex with
For Sale
$639,000
824 & 826 Stamps Avenue, Fort Worth, TX 76114
Two contemporary units offer open living areas, private fenced yards, and first-floor primary suites.
Property Size3,440 SF
Days on Market13
Property Features for 824 & 826 Stamps Avenue
General Information
Standard status
Active
Size
3,440 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$6,984
Building Details
Building Size
3,440 SF
Year Built
2025
Listing Agency:
Monument Realty
(214) 705-7827
Listed By:
Connie Segovia · License #0695436
Source:
Nilesrealtygroup
Added: Aug 12
Changed: Aug 24
Last Checked: Aug 24 at 2:35PM
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 Monument Realty
Investment Insights
Based on property information with market context.
Completed in 2025, this duplex contains two contemporary residences with open-concept layouts that connect the kitchens, dining areas, and living rooms. Each unit includes quartz countertops, a substantial kitchen island, and a primary suite positioned on the first floor toward the rear of the residence. Three additional bedrooms are located upstairs, creating a total of 8 bedrooms across the property.
Both residences provide washer and dryer hookups, a 1-car attached garage, and a separately fenced backyard. The property is located at 824 & 826 Stamps Avenue in Fort Worth, less than 10 miles from downtown Fort Worth.
Both residences provide washer and dryer hookups, a 1-car attached garage, and a separately fenced backyard. The property is located at 824 & 826 Stamps Avenue in Fort Worth, less than 10 miles from downtown Fort Worth.
Key Highlights
- Built in 2025 with two contemporary residential units
- 8 total bedrooms across the duplex
- Quartz kitchen countertops and large islands in both units
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
$52,309
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
8.19%
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%
$1,046,180
$1.0M
Cap Rate 7%
$747,271
$747.3K
Cap Rate 9%
$581,211
$581.2K
Market Conditions
NOI Build-Up for 3,440 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
$106.5K $30.96/SF
− Vacancy
−$11.4K −$3.31/SF
EGI
$95.1K $27.65/SF
− OpEx
−$42.8K −$12.44/SF
NOI
$52.3K $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%
$1,046,180
Cap Rate 7%
$747,271
Cap Rate 9%
$581,211
Alternative Uses
Best Use
Multifamily LT 5
$860.4K
$752.9K – $1.00M
NOI $60,228 @ 7.0% cap · market cap 9.43%
Second Best
Apartment 5plus
$747.3K
$653.9K – $871.8K
NOI $52,309 @ 7.0% cap · market cap 8.19%
Theoretical Best
Office A
$1.25M
$1.09M – $1.46M
NOI $87,472 @ 7.0% cap · market cap 13.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
327
Businesses Nearby
Explore this area
Business Placement
Demographics for 76114, TX
26,676
Population
10,648
Households
2.5
Avg Household Size
36
Median Age
18%
College-Educated
76%
High-School Grad
9.7 sq mi
ZIP Area
2,750
Density / Sq Mi
$61,055
Median Household Income
$40,145
Median Earnings
$1,231
Median Rent
$195,400
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two contemporary units offer open living areas, private fenced yards, and first-floor primary suites.
Where is this duplex located?
The property is located at 824 & 826 Stamps Avenue Fort Worth, TX.
What is the asking price?
The asking price for this property is $639,000.
What are key features of this property?
This property features: Built in 2025 with two contemporary residential units; 8 total bedrooms across the duplex; Quartz kitchen countertops and large islands in both units
