Brick
For Sale
$1,295,000
2609 Mccart Avenue, Fort Worth, TX 76110
ResidentialIncome, Fort Worth, TX
Property Size3,927 SF
Lot Size0.07 Acres
Price / SF$329.77
Days on Market129
Property Features for 2609 Mccart Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
8
Full bathrooms
6
Half bathrooms
2
Rooms
Bathroom 8, Bathroom 4, Bedroom 6, Bathroom 7, Bathroom 2, Bedroom 4, Bathroom 6, Bathroom 3, Bathroom 5, Bedroom 5, Bedroom 3, Bedroom 1, Bedroom 2, Bathroom 1
Parking
4
Parking features
Open, Garage
Interior features
Chandelier, DecorativeDesignerLightingFixtures, DoubleVanity, GraniteCounters, CableTv
Appliances
Dishwasher, Disposal, GasRange
Subdivision
Frisco Railroad Add
Elementary school
Clayton Li
Middle school
Mclean
High school
Paschal
Elementary school district
Fort Worth ISD
Middle school district
Fort Worth ISD
High school district
Fort Worth ISD
Directions
Follow GPS
Standard status
Active
APN
42153148
Size
3,927 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Description
FRISCO RAILROAD ADDITION BLOCK 17 LOT 20R1 & 20R2
Tax Annual Amount
19278
Legal Description
FRISCO RAILROAD ADDITION BLOCK 17 LOT 20R1 & 20R2
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Central
Cooling system
Central Air, Electric, Ceiling Fan(s)
Water source
Public
Building Details
Year built
2017
Floors in Building
2
Number of units
2
Flooring type
Wood, Tile, Carpet
Building materials
Brick
Roof type
Composition
Listing Agency:
Compass RE Texas, LLC
(214) 814-8100
Listed By:
Rick Wegman · License #0543115
(817) 584-7033
Added: May 21
Changed: Sep 16
Last Checked: Sep 26 at 12:06PM
MLS# 21274705
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 duplex at 2609 McCart Avenue in Fort Worth contains 3,927 square feet on a 0.072-acre lot. Built in 2017, the property has brick construction, composition roofing, open and garage parking, and separate entrances for the two residences. Interior features include granite counters, decorative lighting, double vanities, wood, carpet, and tile flooring. Appliances include a dishwasher, disposal, and gas range, while central heating and cooling serve the building.
The property is located near TCU, Magnolia Avenue, and downtown Fort Worth. Public water and public sewer serve the site. Additional building systems and features include natural-gas heating, electric cooling, ceiling fans, and cable TV connectivity.
The property is located near TCU, Magnolia Avenue, and downtown Fort Worth. Public water and public sewer serve the site. Additional building systems and features include natural-gas heating, electric cooling, ceiling fans, and cable TV connectivity.
Key Highlights
- Duplex with 3,927 square feet of building area
- 0.072‑acre lot at 2609 McCart Avenue, Fort Worth, TX 76110
- Built in 2017 with brick construction and composition roof
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
$68,754
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
5.31%
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%
$1,375,080
$1.4M
Cap Rate 7%
$982,200
$982.2K
Cap Rate 9%
$763,933
$763.9K
Market Conditions
NOI Build-Up for 3,927 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
$109.3K $27.84/SF
− Vacancy
−$11.1K −$2.83/SF
EGI
$98.2K $25.01/SF
− OpEx
−$29.5K −$7.50/SF
NOI
$68.8K $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%
$1,375,080
Cap Rate 7%
$982,200
Cap Rate 9%
$763,933
Alternative Uses
Best Use
Multifamily LT 5
$982.2K
$859.4K – $1.15M
NOI $68,754 @ 7.0% cap · market cap 5.31%
Second Best
Apartment 5plus
$853.1K
$746.4K – $995.2K
NOI $59,714 @ 7.0% cap · market cap 4.61%
Theoretical Best
Office A
$1.43M
$1.25M – $1.66M
NOI $99,856 @ 7.0% cap · market cap 7.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,082
Businesses Nearby
Explore this area
Business Placement
Demographics for 76110, TX
29,858
Population
12,497
Households
2.4
Avg Household Size
33
Median Age
29%
College-Educated
68%
High-School Grad
5.7 sq mi
ZIP Area
5,238
Density / Sq Mi
$68,435
Median Household Income
$36,262
Median Earnings
$1,255
Median Rent
$239,200
Median Home Value
Check the figures for this property
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 - Brick construction, private entrances, and central heating and cooling support a practical two-unit residential property.
Where is this duplex located?
The property is located at 2609 Mccart Avenue Fort Worth, TX.
What is the asking price?
The asking price for this property is $1,295,000.
What are key features of this property?
This property features: Duplex with 3,927 square feet of building area; 0.072‑acre lot at 2609 McCart Avenue, Fort Worth, TX 76110; Built in 2017 with brick construction and composition roof
