Bar Property with On-Site
For Sale
$898,000
3203 N Main St, Fort Worth, TX 76106
Existing bar property offering parking and a combined commercial opportunity across two Main Street addresses.
Property Size1,800 SF
Price / SF$498.89
Days on Market25
Property Features for 3203 N Main St
General Information
Standard status
Active
Size
1,800 SF
Building Details
Year Built
1986
Buildings
2
Listing Agency:
Rico Realty
(817) 239-5150
Listed By:
Francisco Rico · License #0494804
Source:
Yourdavisteam
Added: Aug 5
Changed: Aug 28
Last Checked: Aug 28 at 12:42PM
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 Rico Realty
Investment Insights
Based on property information with market context.
This commercial bar property includes 1,800 square feet and was built in 1986. The offering covers two properties at 3203 Main St and 3207 Main St, with on-site parking and a total site area of almost half an acre.
The property is within walking distance of the Stock Yard and a short drive from downtown Fort Worth. Its existing bar use provides a defined commercial setting for an owner seeking a property with established physical improvements and parking.
The property is within walking distance of the Stock Yard and a short drive from downtown Fort Worth. Its existing bar use provides a defined commercial setting for an owner seeking a property with established physical improvements and parking.
Key Highlights
- Bar property totaling 1,800 square feet
- Sale includes 3203 Main St and 3207 Main St
- Almost half an acre
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
$30,999
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
3.45%
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%
$619,980
$620.0K
Cap Rate 7%
$442,843
$442.8K
Cap Rate 9%
$344,433
$344.4K
Market Conditions
NOI Build-Up for 1,800 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
$43.4K $24.12/SF
− Vacancy
−$2.1K −$1.16/SF
EGI
$41.3K $22.96/SF
− OpEx
−$10.3K −$5.74/SF
NOI
$31.0K $17.22/SF
Area
Fort Worth, TX
Vacancy
4.80%
Lease Rate
$24.12 /SF/Yr
Expense Ratio
25.00%
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%
$619,980
Cap Rate 7%
$442,843
Cap Rate 9%
$344,433
Alternative Uses
Best Use
Specialty Retail
$442.8K
$387.5K – $516.7K
NOI $30,999 @ 7.0% cap · market cap 3.45%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$653.9K
$572.1K – $762.8K
NOI $45,770 @ 7.0% cap · market cap 5.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
615
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 76106, TX
36,521
Population
11,543
Households
3.2
Avg Household Size
30
Median Age
6%
College-Educated
54%
High-School Grad
14.5 sq mi
ZIP Area
2,519
Density / Sq Mi
$53,486
Median Household Income
$31,419
Median Earnings
$1,179
Median Rent
$167,600
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Bar & Pub - Existing bar property offering parking and a combined commercial opportunity across two Main Street addresses.
Where is this bar & pub located?
The property is located at 3203 N Main St Fort Worth, TX.
What is the asking price?
The asking price for this property is $898,000.
What are key features of this property?
This property features: Bar property totaling 1,800 square feet; Sale includes 3203 Main St and 3207 Main St; Almost half an acre
