Updated Duplex with Private
New
For Sale
$335,000
1808 and 1810 Wiseman Avenue, Fort Worth, TX 76105
ResidentialIncome, Fort Worth, TX
Property Size1,960 SF
Lot Size0.15 Acres
Price / SF$170.92
Days on Market7
Property Features for 1808 and 1810 Wiseman Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 5, Bathroom 4, Bedroom 3, Bathroom 3, Bedroom 4, Bedroom 1, Bedroom 6, Bathroom 2, Bathroom 1, Bedroom 2
Parking
2
Parking features
Driveway, Garage, Assigned
Interior features
DecorativeDesignerLightingFixtures, CableTv
Exterior features
Lighting, RainGutters
Fencing
Fenced
Appliances
Dishwasher, ElectricOven, ElectricRange, Microwave, Refrigerator
Subdivision
Hollywood Hills Addition
Lot features
Sprinkler System
Elementary school
Burtonhill
Middle school
Rosemont
High school
Jarvis
Elementary school district
Fort Worth ISD
Middle school district
Fort Worth ISD
High school district
Fort Worth ISD
Directions
From 820 South turn West (right) on Rosedale. Turn Left on Stalcup Rd. Turn Right on Willie St, then Left on Wiseman.
Standard status
Active
APN
01346717
Lot size
0.15 Acres
Taxes and HOA fees
Tax Description
Hollywood Hills Addition Blk
Legal Description
Hollywood Hills Addition Blk
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric, Ceiling Fan(s)
Water source
Public
Building Details
Year built
2006
Floors in Building
1
Number of units
2
Flooring type
Tile
Building materials
Brick
Roof type
Shingle
Listing Agency:
Great Real Estate, Inc.
(214) 532-4009
Listed By:
Maria Madigan · License #0592131
(214) 245-2007
Added: Sep 10
Changed: Sep 12
Last Checked: Sep 16 at 9:06AM
MLS# 21382975
Copyright © 2026 North Texas Real Estate Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2006 duplex includes approximately 1,960 SF of total living space across two residential units on a 6,500 SF lot. Each unit has 3 bedrooms, 2 bathrooms, a one-car garage, living and dining areas, a kitchen pantry, full-size washer and dryer connections, and a linen closet. The primary bedroom includes a private full bathroom.
Recent improvements include granite kitchen countertops, updated kitchen and lavatory faucets, new lighting, and interior paint. Additional features include brick construction, tile flooring, central electric heating and cooling, ceiling fans, fenced grounds, driveway parking, public water, and public sewer.
Both 1808 and 1810 Wiseman Avenue are included in the sale. The property offers access to Metroplex Hospital, schools, shopping, I-30, I-35, and 820. The 1810 unit is vacant and available for showing; access to 1808 is restricted until an accepted contract.
Recent improvements include granite kitchen countertops, updated kitchen and lavatory faucets, new lighting, and interior paint. Additional features include brick construction, tile flooring, central electric heating and cooling, ceiling fans, fenced grounds, driveway parking, public water, and public sewer.
Both 1808 and 1810 Wiseman Avenue are included in the sale. The property offers access to Metroplex Hospital, schools, shopping, I-30, I-35, and 820. The 1810 unit is vacant and available for showing; access to 1808 is restricted until an accepted contract.
Key Highlights
- Two‑unit duplex at 1808 and 1810 Wiseman Avenue
- Approximately 1,960 SF of total living space
- 6,500 SF lot with 0.15 acres
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Updated duplex with two three-bedroom units, private garages, and washer-dryer connections.
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: Two‑unit duplex at 1808 and 1810 Wiseman Avenue; Approximately 1,960 SF of total living space; 6,500 SF lot with 0.15 acres
