Renovated Duplex with Covered
For Sale
$279,900
1817-1819 Brittain St, Fort Worth, TX 76111
Two-unit property with updated interiors, mini-split heating and cooling, storage, and a fenced backyard.
Property Size1,530 SF
Price / SF$182.94
Days on Market14
Property Features for 1817-1819 Brittain St
General Information
Standard status
Active
Size
1,530 SF
Property subtype
Multi-Family
Additional Details
Highway Access
Yes
Multifamily Units
2
Amenities
covered parking
enclosed storage
large fenced backyard
mini-split AC systems
Building Details
Year Built
1947
Buildings
1
Listing Agency:
eXp Realty LLC
(817) 808-7831
Listed By:
Enyinna Ezeife-Oshakuade · License #0606032
Source:
Christenberrygroup
Added: Aug 16
Changed: Aug 28
Last Checked: Aug 29 at 11:49AM
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 eXp Realty LLC
Investment Insights
Based on property information with market context.
This 1,530-square-foot duplex, built in 1947, includes two residential units with spacious living areas and bedrooms. Interior updates include fresh paint, new flooring in one bedroom, granite countertops, updated fixtures, and extensive kitchen cabinetry. Mini-split systems in the living areas provide both heating and cooling. Foundation work was completed in 2026.
The property also includes covered parking, enclosed storage, and a large fenced backyard. Its Fort Worth Riverside area location is minutes from Downtown Fort Worth, with access to major highways, shopping, restaurants, and entertainment. The layout supports occupancy of both units or residence in one unit while the other generates rental income.
The property also includes covered parking, enclosed storage, and a large fenced backyard. Its Fort Worth Riverside area location is minutes from Downtown Fort Worth, with access to major highways, shopping, restaurants, and entertainment. The layout supports occupancy of both units or residence in one unit while the other generates rental income.
Key Highlights
- Two‑unit duplex measuring 1,530 square feet
- Foundation work completed in 2026
- Updated interiors with granite countertops, fresh paint, fixtures, and kitchen cabinetry
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
$23,265
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
8.31%
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%
$465,300
$465.3K
Cap Rate 7%
$332,357
$332.4K
Cap Rate 9%
$258,500
$258.5K
Market Conditions
NOI Build-Up for 1,530 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
$47.4K $30.96/SF
− Vacancy
−$5.1K −$3.31/SF
EGI
$42.3K $27.65/SF
− OpEx
−$19.0K −$12.44/SF
NOI
$23.3K $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%
$465,300
Cap Rate 7%
$332,357
Cap Rate 9%
$258,500
Alternative Uses
Best Use
Multifamily LT 5
$382.7K
$334.8K – $446.5K
NOI $26,787 @ 7.0% cap · market cap 9.57%
Second Best
Apartment 5plus
$332.4K
$290.8K – $387.8K
NOI $23,265 @ 7.0% cap · market cap 8.31%
Theoretical Best
Office A
$555.8K
$486.3K – $648.4K
NOI $38,905 @ 7.0% cap · market cap 13.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
744
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 property with updated interiors, mini-split heating and cooling, storage, and a fenced backyard.
Where is this duplex located?
The property is located at 1817-1819 Brittain St Fort Worth, TX.
What is the asking price?
The asking price for this property is $279,900.
What are key features of this property?
This property features: Two‑unit duplex measuring 1,530 square feet; Foundation work completed in 2026; Updated interiors with granite countertops, fresh paint, fixtures, and kitchen cabinetry
