Duplex with Attached
For Sale
$680,000
132 Cottonwood Street, Fort Worth, TX 76111
Two-unit residential property featuring central air, open-plan kitchens, and an attached garage.
Property Size3,304 SF
Price / SF$205.81
Days on Market23
Property Features for 132 Cottonwood Street
General Information
Standard status
Active
Size
3,304 SF
Total Parking Spaces
4
Property subtype
Residential Income
Net Operating Income
$1.00
Taxes and HOA fees
Annual Taxes
$613
Amenities
Central Air
Central
Disposal
Double Vanity, Eat-in Kitchen, Kitchen Island, Open Floorplan, Walk-In Closet(s), High Speed Internet
Garage, Attached
Building Details
Building Size
3,304 SF
Year Built
2026
Buildings
2
Listing Agency:
(214) 735-4799
Listed By:
Alessandra Sanchez
(214) 735-4799
Source:
Evrealestate
Added: Jul 21
Changed: Aug 12
Last Checked: Aug 12 at 6:06AM
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 Alessandra Sanchez
Investment Insights
Based on property information with market context.
This duplex is a 3,304-square-foot residential income property scheduled for completion in 2026. The interior plan includes central air and central heating, disposal systems, double vanities, eat-in kitchens, kitchen islands, open floorplans, walk-in closets, and high-speed internet. An attached garage is included among the exterior improvements.
The property is located at 132 Cottonwood Street in Fort Worth, Texas, within Tarrant County. Directions identify access from I-35W N via Yucca Avenue, N Riverside Drive, and Cottonwood Street.
The property is located at 132 Cottonwood Street in Fort Worth, Texas, within Tarrant County. Directions identify access from I-35W N via Yucca Avenue, N Riverside Drive, and Cottonwood Street.
Key Highlights
- Duplex with 3,304 square feet of property size
- Scheduled 2026 construction
- Attached garage
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
$57,846
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
8.51%
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%
$1,156,920
$1.2M
Cap Rate 7%
$826,371
$826.4K
Cap Rate 9%
$642,733
$642.7K
Market Conditions
NOI Build-Up for 3,304 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
$92.0K $27.84/SF
− Vacancy
−$9.3K −$2.83/SF
EGI
$82.6K $25.01/SF
− OpEx
−$24.8K −$7.50/SF
NOI
$57.8K $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%
$1,156,920
Cap Rate 7%
$826,371
Cap Rate 9%
$642,733
Alternative Uses
Best Use
Multifamily LT 5
$826.4K
$723.1K – $964.1K
NOI $57,846 @ 7.0% cap · market cap 8.51%
Second Best
Apartment 5plus
$717.7K
$628.0K – $837.4K
NOI $50,241 @ 7.0% cap · market cap 7.39%
Theoretical Best
Office A
$1.20M
$1.05M – $1.40M
NOI $84,014 @ 7.0% cap · market cap 12.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
624
Businesses Nearby
Explore this area
Business Placement
Demographics for 76111, TX
22,512
Population
8,523
Households
2.6
Avg Household Size
33
Median Age
15%
College-Educated
67%
High-School Grad
7.4 sq mi
ZIP Area
3,042
Density / Sq Mi
$56,944
Median Household Income
$37,149
Median Earnings
$1,272
Median Rent
$199,100
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 - Two-unit residential property featuring central air, open-plan kitchens, and an attached garage.
Where is this duplex located?
The property is located at 132 Cottonwood Street Fort Worth, TX.
What is the asking price?
The asking price for this property is $680,000.
What are key features of this property?
This property features: Duplex with 3,304 square feet of property size; Scheduled 2026 construction; Attached garage
