Updated Duplex with
New
For Sale
$335,000
1808 and 1810 Wiseman Avenue, Fort Worth, TX 76105
Two attached residences offer matching layouts, private garages, and refreshed kitchen and interior finishes.
Property Size1,960 SF
Lot Size0.15 Acres
Price / SF$170.92
Days on Market6
Property Features for 1808 and 1810 Wiseman Avenue
General Information
Standard status
Active
Size
1,960 SF
Total Parking Spaces
2
Lot size
0.15 Acres
Property subtype
Duplex
Site & Location
Highway Access
Yes
Road Access
Yes
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Parking per Unit
1
Additional Details
Furnished
No
Building Details
Year Built
2006
Listing Agency:
Great Real Estate, Inc.
(214) 532-4009
Listed By:
Maria Madigan · License #0592131
(682) 433-6716
Source:
Lonestarluxuryrealty
Added: Sep 13
Last Checked: Sep 18 at 6:18AM
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 Great Real Estate, Inc.
Investment Insights
Based on property information with market context.
This duplex includes both 1808 and 1810 Wiseman Avenue, with approximately 1,960 square feet of combined living area on a 6,500-square-foot lot. Built in 2006, each residence has three bedrooms, two full bathrooms, a one-car garage, living and dining areas, a kitchen pantry, washer and dryer connections, and a linen closet. The primary bedroom in each unit includes a private full bathroom.
Recent work includes granite kitchen counters, sink and lavatory faucets, updated lighting, and interior paint. The property provides access to Metroplex Hospital, schools, shopping, and I-30, I-35, and 820. The 1810 unit is vacant and available for showing, while access to 1808 requires an accepted contract. The property is offered as-is, and the seller does not have a survey.
Recent work includes granite kitchen counters, sink and lavatory faucets, updated lighting, and interior paint. The property provides access to Metroplex Hospital, schools, shopping, and I-30, I-35, and 820. The 1810 unit is vacant and available for showing, while access to 1808 requires an accepted contract. The property is offered as-is, and the seller does not have a survey.
Key Highlights
- Both 1808 and 1810 Wiseman Avenue included in the sale
- Approximately 1,960 SF of total living space on a 6,500 SF lot
- Each unit includes 3 bedrooms, 2 bathrooms, and a 1‑car garage
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
$29,804
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
8.90%
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%
$596,080
$596.1K
Cap Rate 7%
$425,771
$425.8K
Cap Rate 9%
$331,156
$331.2K
Market Conditions
NOI Build-Up for 1,960 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
$60.7K $30.96/SF
− Vacancy
−$6.5K −$3.31/SF
EGI
$54.2K $27.65/SF
− OpEx
−$24.4K −$12.44/SF
NOI
$29.8K $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%
$596,080
Cap Rate 7%
$425,771
Cap Rate 9%
$331,156
Alternative Uses
Best Use
Multifamily LT 5
$490.2K
$429.0K – $571.9K
NOI $34,316 @ 7.0% cap · market cap 10.24%
Second Best
Apartment 5plus
$425.8K
$372.6K – $496.7K
NOI $29,804 @ 7.0% cap · market cap 8.90%
Theoretical Best
Office A
$712.0K
$623.0K – $830.7K
NOI $49,839 @ 7.0% cap · market cap 14.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
252
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two attached residences offer matching layouts, private garages, and refreshed kitchen and interior finishes.
Where is this duplex located?
The property is located at 1808 and 1810 Wiseman Avenue Fort Worth, TX.
What is the asking price?
The asking price for this property is $335,000.
What are key features of this property?
This property features: Both 1808 and 1810 Wiseman Avenue included in the sale; Approximately 1,960 SF of total living space on a 6,500 SF lot; Each unit includes 3 bedrooms, 2 bathrooms, and a 1‑car garage
