Updated Duplex with Garage
New
For Sale
$625,000
25O8 Hulen Street, Fort Worth, TX 76107
Separately metered residences provide flexible options for traditional or furnished leasing arrangements.
Property Size2,106 SF
Price / SF$296.77
Days on Market5
Property Features for 25O8 Hulen Street
General Information
Standard status
Active
Size
2,106 SF
Property subtype
Multifamily
Additional Details
Multifamily Units
2
Building Details
Year Built
1935
Year Renovated
2022
Construction
Craftsman
Listing Agency:
Austin Marketing + Development
(713) 304-7474
Listed By:
Alex Bartram · License #0615893
Source:
Lonestarluxuryrealty
Added: Sep 6
Changed: Sep 9
Last Checked: Sep 9 at 8:03AM
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 Austin Marketing + Development
Investment Insights
Based on property information with market context.
This duplex property combines a renovated Craftsman residence with a separate garage apartment. The primary home includes 2 bedrooms, 2 bathrooms, a wraparound covered porch, and preserved original details. The companion apartment expands the property’s functional layout and may support guest, office, or rental use as described. Both residences have their own legal addresses, entrances, yards, and utility meters.
Improvements completed in 2022 include a new roof, interior and exterior paint, foundation leveling, updated appliances, flooring, countertops, electrical work, and plumbing. The plumbing scope included full pipe replacement to the street. Built in 1935, the property is located at 25O8 Hulen Street in Fort Worth, Texas, and supports consideration of both traditional 12-month leases and mid-term furnished leasing.
Improvements completed in 2022 include a new roof, interior and exterior paint, foundation leveling, updated appliances, flooring, countertops, electrical work, and plumbing. The plumbing scope included full pipe replacement to the street. Built in 1935, the property is located at 25O8 Hulen Street in Fort Worth, Texas, and supports consideration of both traditional 12-month leases and mid-term furnished leasing.
Key Highlights
- 2,106‑square‑foot duplex property with a main residence and garage apartment
- Main home offers 2 bedrooms and 2 renovated bathrooms
- Restoration work completed in 2022
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
$36,872
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
5.90%
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%
$737,440
$737.4K
Cap Rate 7%
$526,743
$526.7K
Cap Rate 9%
$409,689
$409.7K
Market Conditions
NOI Build-Up for 2,106 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
$58.6K $27.84/SF
− Vacancy
−$6.0K −$2.83/SF
EGI
$52.7K $25.01/SF
− OpEx
−$15.8K −$7.50/SF
NOI
$36.9K $17.51/SF
Area
Fort Worth, TX
Vacancy
10.16%
Lease Rate
$27.84 /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%
$737,440
Cap Rate 7%
$526,743
Cap Rate 9%
$409,689
Alternative Uses
Best Use
Multifamily LT 5
$526.7K
$460.9K – $614.5K
NOI $36,872 @ 7.0% cap · market cap 5.90%
Second Best
Apartment 5plus
$457.5K
$400.3K – $533.7K
NOI $32,024 @ 7.0% cap · market cap 5.12%
Theoretical Best
Office A
$765.0K
$669.4K – $892.5K
NOI $53,551 @ 7.0% cap · market cap 8.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
628
Businesses Nearby
Explore this area
Business Placement
Demographics for 76107, TX
31,591
Population
17,957
Households
1.8
Avg Household Size
37
Median Age
55%
College-Educated
91%
High-School Grad
10.7 sq mi
ZIP Area
2,952
Density / Sq Mi
$79,473
Median Household Income
$54,461
Median Earnings
$1,501
Median Rent
$431,300
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 - Separately metered residences provide flexible options for traditional or furnished leasing arrangements.
Where is this duplex located?
The property is located at 25O8 Hulen Street Fort Worth, TX.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: 2,106‑square‑foot duplex property with a main residence and garage apartment; Main home offers 2 bedrooms and 2 renovated bathrooms; Restoration work completed in 2022
