Updated Duplex with Garage
New
For Sale
$625,000
25O8 Hulen Street, Fort Worth, TX 76107
ResidentialIncome, Fort Worth, TX
Property Size2,106 SF
Lot Size0.14 Acres
Price / SF$296.77
Days on Market2
Property Features for 25O8 Hulen Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
3
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 2, Bathroom 1, Bedroom 2, Bedroom 1, Bathroom 3, Bedroom 3
Parking
4
Parking features
Garage, Off Street
Interior features
BuiltInFeatures, DecorativeDesignerLightingFixtures, HighSpeedInternet, OpenFloorplan, Pantry, WalkInClosets
Exterior features
PrivateYard
Fireplace
1
Appliances
Dryer, Dishwasher, GasCooktop, Disposal, Microwave, Refrigerator, WaterPurifier, Washer
Subdivision
CHAMBERLAIN ARLINGTON HTS 1ST
Lot features
Corner Lot
Elementary school
Southhimou
Middle school
Stripling
High school
Arlington Heights
Elementary school district
Fort Worth ISD
Middle school district
Fort Worth ISD
High school district
Fort Worth ISD
Directions
rom I-30 turn North onto Hulen Drive, then turn left onto Pershing Avenue. Property is on the left.
Standard status
Active
APN
21196134
Size
2,106 SF
Lot size
0.14 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
wraparound covered porch
Building Details
Year built
1935
Floors in Building
2
Number of units
2
Flooring type
Hardwood, Tile, Laminate
Building materials
WoodSiding
Roof type
Shingle, Composition
Listing Agency:
Austin Marketing + Development
Listed By:
Alex Bartram
(713) 304-7474
Added: Sep 3
Last Checked: Sep 4 at 8:06AM
MLS# 21377920
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 2,106-square-foot duplex combines a 1935 Craftsman-style main residence with a garage apartment. The property was restored in 2022 with a new roof, refreshed interior and exterior finishes, updated appliances, flooring and countertops, a leveled foundation, and extensive electrical and plumbing work, including replacement of the full pipe run to the street. Original architectural details remain, complemented by a wraparound covered porch, hardwood, tile and laminate flooring, central heating and cooling, and a fireplace.
Set on 0.144 acres in Fort Worth, the property provides separate legal addresses, entrances, yards, and utility meters for the front house and apartment. Parking includes a garage and off-street spaces. Public water and sewer serve the property, while the residences include kitchens, laundry appliances, walk-in closets, and high-speed internet capability. The configuration supports independent residential occupancy across both components.
Set on 0.144 acres in Fort Worth, the property provides separate legal addresses, entrances, yards, and utility meters for the front house and apartment. Parking includes a garage and off-street spaces. Public water and sewer serve the property, while the residences include kitchens, laundry appliances, walk-in closets, and high-speed internet capability. The configuration supports independent residential occupancy across both components.
Key Highlights
- 2,106 SF duplex on a 0.144‑acre lot in Fort Worth
- Main residence and garage apartment have separate legal addresses, entrances, yards, and meters
- Restoration completed in 2022, including roof, foundation, flooring, appliances, electrical, and plumbing work
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
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
886
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Historic residence with a separately metered apartment, private outdoor areas, and substantial system upgrades completed in 2022.
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 SF duplex on a 0.144‑acre lot in Fort Worth; Main residence and garage apartment have separate legal addresses, entrances, yards, and meters; Restoration completed in 2022, including roof, foundation, flooring, appliances, electrical, and plumbing work
