New Construction
For Sale
$545,000
2209 Brookes St, Fort Worth, TX 76105
Mirrored two-unit layout with modern finishes, private bedrooms, attached garages, and fenced outdoor space.
Property Size3,244 SF
Price / SF$168
Days on Market48
Property Features for 2209 Brookes St
General Information
Standard status
Active
Size
3,244 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
2026
Buildings
1
Listing Agency:
LPT Realty, LLC
(214) 886-3359
Listed By:
Karla Ochoa
Source:
Brandeekelley
Added: Jul 14
Changed: Aug 29
Last Checked: Aug 25 at 4:10AM
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 LPT Realty, LLC
Investment Insights
Based on property information with market context.
Completed in 2026, this duplex contains two matching residences totaling 3,244 square feet. Each unit offers an open main level with living, dining, kitchen, pantry storage, a half bathroom, and an attached garage. The upper floor includes three bedrooms and two full bathrooms, including a primary suite with dual vanities, a modern shower, and a walk-in closet. Quartz countertops, contemporary fixtures, and ample closet space are incorporated throughout the residences.
The property at 2209 Brookes Street in Fort Worth includes a fully fenced backyard and a spacious driveway. With six bedrooms, four full bathrooms, and two half bathrooms across both units, the configuration supports separate occupancy while maintaining consistent layouts between residences.
The property at 2209 Brookes Street in Fort Worth includes a fully fenced backyard and a spacious driveway. With six bedrooms, four full bathrooms, and two half bathrooms across both units, the configuration supports separate occupancy while maintaining consistent layouts between residences.
Key Highlights
- Two‑unit duplex completed in 2026
- 3,244 square feet with 6 bedrooms, 4 full bathrooms, and 2 half bathrooms
- Mirrored floor plans with three bedrooms and two full bathrooms per unit
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
$49,328
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
9.05%
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%
$986,560
$986.6K
Cap Rate 7%
$704,686
$704.7K
Cap Rate 9%
$548,089
$548.1K
Market Conditions
NOI Build-Up for 3,244 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
$100.4K $30.96/SF
− Vacancy
−$10.7K −$3.31/SF
EGI
$89.7K $27.65/SF
− OpEx
−$40.4K −$12.44/SF
NOI
$49.3K $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%
$986,560
Cap Rate 7%
$704,686
Cap Rate 9%
$548,089
Alternative Uses
Best Use
Multifamily LT 5
$811.4K
$710.0K – $946.6K
NOI $56,796 @ 7.0% cap · market cap 10.42%
Second Best
Apartment 5plus
$704.7K
$616.6K – $822.1K
NOI $49,328 @ 7.0% cap · market cap 9.05%
Theoretical Best
Office A
$1.18M
$1.03M – $1.37M
NOI $82,488 @ 7.0% cap · market cap 15.14%
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
422
Businesses Nearby
Explore this area
Business Placement
Demographics for 76105, TX
23,445
Population
7,667
Households
3.1
Avg Household Size
31
Median Age
5%
College-Educated
57%
High-School Grad
5.9 sq mi
ZIP Area
3,974
Density / Sq Mi
$46,482
Median Household Income
$27,987
Median Earnings
$1,172
Median Rent
$117,600
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 - Mirrored two-unit layout with modern finishes, private bedrooms, attached garages, and fenced outdoor space.
Where is this duplex located?
The property is located at 2209 Brookes St Fort Worth, TX.
What is the asking price?
The asking price for this property is $545,000.
What are key features of this property?
This property features: Two‑unit duplex completed in 2026; 3,244 square feet with 6 bedrooms, 4 full bathrooms, and 2 half bathrooms; Mirrored floor plans with three bedrooms and two full bathrooms per unit
