New Construction Duplex with
For Sale
$680,000
132 Cottonwood Street, Fort Worth, TX 76111
ResidentialIncome, Fort Worth, TX
Property Size3,304 SF
Lot Size0.16 Acres
Price / SF$205.81
Days on Market44
Property Features for 132 Cottonwood Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Bedrooms
8
Bathrooms
6
Full bathrooms
4
Half bathrooms
2
Rooms
Bedroom 7, Bedroom 1, Bathroom 2, Bedroom 5, Bathroom 4, Bathroom 3, Bedroom 4, Bathroom 5, Bedroom 2, Bedroom 3, Bedroom 6, Bathroom 1, Bathroom 6, Bedroom 8
Parking
4
Parking features
Garage
Interior features
DecorativeDesignerLightingFixtures, DoubleVanity, EatInKitchen, HighSpeedInternet, KitchenIsland, OpenFloorplan, CableTv, WalkInClosets
Appliances
Disposal
Subdivision
MEYER, W H SUBDIVISION
Elementary school
Versiawill
Middle school
Riverside
High school
Carter Riv
Elementary school district
Fort Worth ISD
Middle school district
Fort Worth ISD
High school district
Fort Worth ISD
Directions
From Downtown Fort Worth, take I-35W N and exit toward Yucca Ave. Continue on the service road and turn right onto Yucca Ave. Turn left onto N Riverside Dr, then turn right onto Cottonwood St. Property will be on your right.
Standard status
Active
APN
43227051
Size
3,304 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Description
MEYER, W H SUBDIVISION BLOCK 2 LOT 5
Tax Annual Amount
613
Legal Description
MEYER, W H SUBDIVISION BLOCK 2 LOT 5
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
private fenced backyard
Building Details
Year built
2026
Floors in Building
2
Number of units
2
Flooring type
Laminate
Roof type
Composition
Listing Agency:
Realty of America, LLC
(512) 788-9495
Listed By:
Alessandra Sanchez
(512) 788-9495
Added: Jul 17
Changed: Aug 22
Last Checked: Aug 29 at 8:06PM
MLS# 21312891
Copyright © 2026 North Texas Real Estate Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex under construction delivers 3,304 square feet across two residential units on a 0.155-acre lot. Each unit includes 4 bedrooms, 2.5 bathrooms, a downstairs primary suite, upstairs game room, office area, and open living, kitchen, and dining spaces. Custom cabinetry, quartz countertops, kitchen islands, designer lighting, laminate flooring, contemporary bathrooms, and neutral finishes are included throughout. Attached garages and private fenced backyard areas serve each unit.
The property is located at 132 Cottonwood Street in Fort Worth, within ZIP Code 76111. Downtown Fort Worth, major highways, dining, shopping, and entertainment are described as minutes away. Public water and sewer service, central heating, and central air conditioning are provided. The stated year built is 2026.
The property is located at 132 Cottonwood Street in Fort Worth, within ZIP Code 76111. Downtown Fort Worth, major highways, dining, shopping, and entertainment are described as minutes away. Public water and sewer service, central heating, and central air conditioning are provided. The stated year built is 2026.
Key Highlights
- Duplex under construction with 3,304 square feet of total property size
- Two units, each with 4 bedrooms and 2.5 bathrooms
- Each unit includes an upstairs game room and dedicated office space
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
Lease Details
2
Residential units
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 modern units feature open layouts, fenced yards, and contemporary finishes.
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 under construction with 3,304 square feet of total property size; Two units, each with 4 bedrooms and 2.5 bathrooms; Each unit includes an upstairs game room and dedicated office space
