Updated Fourplex with Fenced
New
For Sale
$840,000
2149 Fleur De Lis Court #A, Arlington, TX 76012
Brick multifamily property with four residences, individual fenced backyards, and no HOA.
Property Size4,716 SF
Price / SF$178.12
Days on Market3
Property Features for 2149 Fleur De Lis Court #A
General Information
Standard status
Active
Size
4,716 SF
Total Parking Spaces
9
Property subtype
Quadruplex
Units
Unit Mix
4 x 2BR
Multifamily Units
4
Additional Details
Highway Access
Yes
Amenities
fenced backyards
Building Details
Year Built
1979
Buildings
1
Construction
brick
Listing Agency:
Lonestar Luxury Realty
Listed By:
Rene Jensen · License #0720823
(214) 532-6823
Source:
Lonestarluxuryrealty
Added: Sep 4
Changed: Sep 5
Last Checked: Sep 6 at 7:31AM
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 Lonestar Luxury Realty
Investment Insights
Based on property information with market context.
This brick quadplex contains 4,716 square feet and was built in 1979. The property includes four 2-bedroom units, identified as Units A–D, with private fenced backyards and 9 dedicated off-street parking spaces. Recent work includes replacement of the HVAC system in 2024, a roof replacement 3 years ago, selected flooring improvements in Unit A, a bathroom floor upgrade in Unit D, and replacement of the exterior fence.
Located at 2149 Fleur De Lis Court in Arlington, the property is less than 10 minutes from AT&T Stadium and a few minutes from I30. The surrounding area includes entertainment, dining, shopping, and commuter routes. The full fourplex is included in the sale, and the property has no HOA.
Located at 2149 Fleur De Lis Court in Arlington, the property is less than 10 minutes from AT&T Stadium and a few minutes from I30. The surrounding area includes entertainment, dining, shopping, and commuter routes. The full fourplex is included in the sale, and the property has no HOA.
Key Highlights
- Four 2‑bedroom units comprising the full fourplex, Units A–D
- 4,716‑square‑foot brick property built in 1979
- 9 dedicated off‑street parking spaces
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
$46,341
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
5.52%
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%
$926,820
$926.8K
Cap Rate 7%
$662,014
$662.0K
Cap Rate 9%
$514,900
$514.9K
Market Conditions
NOI Build-Up for 4,716 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
$71.9K $15.24/SF
− Vacancy
−$5.7K −$1.20/SF
EGI
$66.2K $14.04/SF
− OpEx
−$19.9K −$4.21/SF
NOI
$46.3K $9.83/SF
Area
Arlington, TX
Vacancy
7.89%
Lease Rate
$15.24 /SF/Yr
Expense Ratio
30.00%
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%
$926,820
Cap Rate 7%
$662,014
Cap Rate 9%
$514,900
Alternative Uses
Best Use
Multifamily LT 5
$662.0K
$579.3K – $772.4K
NOI $46,341 @ 7.0% cap · market cap 5.52%
Second Best
Apartment 5plus
$521.9K
$456.7K – $608.9K
NOI $36,534 @ 7.0% cap · market cap 4.35%
Theoretical Best
Office A
$1.39M
$1.22M – $1.62M
NOI $97,338 @ 7.0% cap · market cap 11.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
287
Businesses Nearby
Explore this area
Business Placement
Demographics for 76012, TX
27,080
Population
11,538
Households
2.3
Avg Household Size
40
Median Age
43%
College-Educated
90%
High-School Grad
8.2 sq mi
ZIP Area
3,302
Density / Sq Mi
$84,468
Median Household Income
$44,933
Median Earnings
$1,307
Median Rent
$292,200
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?
Quadplex - Brick multifamily property with four residences, individual fenced backyards, and no HOA.
Where is this quadplex located?
The property is located at 2149 Fleur De Lis Court #A Arlington, TX.
What is the asking price?
The asking price for this property is $840,000.
What are key features of this property?
This property features: Four 2‑bedroom units comprising the full fourplex, Units A–D; 4,716‑square‑foot brick property built in 1979; 9 dedicated off‑street parking spaces
