Four-Unit Townhome
New
For Sale
$1,600,000
312 Feliks Gwozdz Place, Fort Worth, TX 76104
Built in 2020, the property offers flexible leasing configurations, private outdoor areas, and current occupancy supported by leases extending into 2027.
Property Size6,356 SF
Price / SF$251.73
Days on Market6
Property Features for 312 Feliks Gwozdz Place
General Information
Standard status
Active
Size
6,356 SF
Property subtype
Multi-Family
Occupancy
75%
Units
Unit Mix
4 x 2BR/2.5BA with flex suite
Multifamily Units
4
Additional Details
Gross Income
$127,648
Highway Access
Yes
Building Details
Year Built
2020
Stories
3
Tenancy
Multi
Listing Agency:
Wesley Armstrong, Midwest Land Group LLC
(817) 783-9497
Listed By:
Christine Beckendorf
(817) 783-9497
Source:
Txluxere
Added: Aug 24
Changed: Aug 28
Last Checked: Aug 29 at 8:56AM
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 Wesley Armstrong, Midwest Land Group LLC
Investment Insights
Based on property information with market context.
This four-unit residential income property consists of attached three-story townhomes built in 2020. Each residence is approximately 1,580 SqFt with 2 bedrooms, 2.5 baths, and a first-floor flex suite containing a kitchenette, bonus room, full bath, and separate laundry. Interior features include tankless gas water heaters, quartz-style counters, stainless appliances, luxury vinyl plank and tile flooring, zoned climate control, private balconies, and front yards. Three of the four units received new HVAC systems within the past year.
The units have been operated through both whole-unit leases and separate upper- and lower-level tenancies. One residence currently uses the dual-lease arrangement, while overall occupancy is 75% and in-place leases extend into 2027. The property is located at 312 Feliks Gwozdz Place in Fort Worth, across from John Peter Smith Hospital and near Magnolia Avenue, Downtown Fort Worth, Sundance Square, the Cultural District, and the Zoo. I-30 and I-35W provide regional access, including routes to DFW and Alliance airports.
The units have been operated through both whole-unit leases and separate upper- and lower-level tenancies. One residence currently uses the dual-lease arrangement, while overall occupancy is 75% and in-place leases extend into 2027. The property is located at 312 Feliks Gwozdz Place in Fort Worth, across from John Peter Smith Hospital and near Magnolia Avenue, Downtown Fort Worth, Sundance Square, the Cultural District, and the Zoo. I-30 and I-35W provide regional access, including routes to DFW and Alliance airports.
Key Highlights
- Four attached three‑story townhomes on individually platted lots
- Each unit is approximately 1,580 SqFt with 2 bedrooms and 2.5 baths
- First‑floor flex suite includes kitchenette, bonus room, full bath, and separate laundry
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
$111,281
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
6.96%
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%
$2,225,620
$2.2M
Cap Rate 7%
$1,589,729
$1.6M
Cap Rate 9%
$1,236,456
$1.2M
Market Conditions
NOI Build-Up for 6,356 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
$177.0K $27.84/SF
− Vacancy
−$18.0K −$2.83/SF
EGI
$159.0K $25.01/SF
− OpEx
−$47.7K −$7.50/SF
NOI
$111.3K $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%
$2,225,620
Cap Rate 7%
$1,589,729
Cap Rate 9%
$1,236,456
Alternative Uses
Best Use
Multifamily LT 5
$1.59M
$1.39M – $1.85M
NOI $111,281 @ 7.0% cap · market cap 6.96%
Second Best
Apartment 5plus
$1.38M
$1.21M – $1.61M
NOI $96,649 @ 7.0% cap · market cap 6.04%
Theoretical Best
Office A
$2.31M
$2.02M – $2.69M
NOI $161,620 @ 7.0% cap · market cap 10.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
75%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,904
Businesses Nearby
Explore this area
Business Placement
Demographics for 76104, TX
21,571
Population
9,605
Households
2.2
Avg Household Size
32
Median Age
21%
College-Educated
74%
High-School Grad
5.9 sq mi
ZIP Area
3,656
Density / Sq Mi
$56,848
Median Household Income
$38,131
Median Earnings
$1,385
Median Rent
$145,000
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?
Quadplex - Built in 2020, the property offers flexible leasing configurations, private outdoor areas, and current occupancy supported by leases extending into 2027.
Where is this quadplex located?
The property is located at 312 Feliks Gwozdz Place Fort Worth, TX.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: Four attached three‑story townhomes on individually platted lots; Each unit is approximately 1,580 SqFt with 2 bedrooms and 2.5 baths; First‑floor flex suite includes kitchenette, bonus room, full bath, and separate laundry
