Modern Duplex with Loft
New
For Sale
$499,000
1425 Evans Avenue, Fort Worth, TX 76104
Two residences feature open interiors, private outdoor areas, and dedicated parking with convenient access to Fort Worth destinations.
Property Size2,680 SF
Days on Market3
Property Features for 1425 Evans Avenue
General Information
Standard status
Active
Size
2,680 SF
Total Parking Spaces
4
Property subtype
Residential Income
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Parking per Unit
2
Amenities
laundry room
fenced backyard
electric gate
covered patio
Building Details
Building Size
2,680 SF
Year Built
2022
Buildings
1
Stories
2
Units
2
Listing Agency:
Allie Beth Allman & Assoc.
(346) 386-9092
Listed By:
Bonnie Fischer · License #0806829
(346) 386-9092
Source:
Cuddrealtyinc
Added: Aug 4
Changed: Aug 5
Last Checked: Aug 5 at 6:51AM
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 Allie Beth Allman & Assoc.
Investment Insights
Based on property information with market context.
Completed in 2022, this duplex contains two residences with bright, open floor plans arranged across two levels. Each unit includes a stainless-steel appliance package, granite kitchen counters, pantry storage, subway tile backsplash, dining and living areas, a main-level half bath, and a full-size laundry room. Upstairs are a loft, two bedrooms, and two full bathrooms. The primary suite adds a walk-in closet and private bath with a granite vanity and stand-up shower. Neutral finishes run throughout the interiors.
Outdoor features include fenced backyards, covered patios, electric gate access, and two dedicated parking spaces for each unit. The property is at 1425 Evans Avenue in Fort Worth, near the Historic Southside and within minutes of Downtown, Magnolia Avenue, South Main Street, the Hospital District, TCU, and Dickies Arena. Both residences are leased, with terms of 18 months and 12 months beginning October 1st and October 13th, respectively.
Outdoor features include fenced backyards, covered patios, electric gate access, and two dedicated parking spaces for each unit. The property is at 1425 Evans Avenue in Fort Worth, near the Historic Southside and within minutes of Downtown, Magnolia Avenue, South Main Street, the Hospital District, TCU, and Dickies Arena. Both residences are leased, with terms of 18 months and 12 months beginning October 1st and October 13th, respectively.
Key Highlights
- Built in 2022 with two residential units
- Each unit includes two bedrooms, two full baths, a loft, and a main‑level half bath
- Open kitchens with stainless‑steel appliances, granite counters, pantry, and subway tile backsplash
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
$40,752
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
8.17%
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%
$815,040
$815.0K
Cap Rate 7%
$582,171
$582.2K
Cap Rate 9%
$452,800
$452.8K
Market Conditions
NOI Build-Up for 2,680 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
$83.0K $30.96/SF
− Vacancy
−$8.9K −$3.31/SF
EGI
$74.1K $27.65/SF
− OpEx
−$33.3K −$12.44/SF
NOI
$40.8K $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%
$815,040
Cap Rate 7%
$582,171
Cap Rate 9%
$452,800
Alternative Uses
Best Use
Multifamily LT 5
$670.3K
$586.5K – $782.0K
NOI $46,921 @ 7.0% cap · market cap 9.40%
Second Best
Apartment 5plus
$582.2K
$509.4K – $679.2K
NOI $40,752 @ 7.0% cap · market cap 8.17%
Theoretical Best
Office A
$973.5K
$851.8K – $1.14M
NOI $68,147 @ 7.0% cap · market cap 13.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,271
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?
Duplex - Two residences feature open interiors, private outdoor areas, and dedicated parking with convenient access to Fort Worth destinations.
Where is this duplex located?
The property is located at 1425 Evans Avenue Fort Worth, TX.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Built in 2022 with two residential units; Each unit includes two bedrooms, two full baths, a loft, and a main‑level half bath; Open kitchens with stainless‑steel appliances, granite counters, pantry, and subway tile backsplash
