New Construction
For Sale
$539,000
2640-2642 Hutchinson St, Fort Worth, TX 76106
Two-level layout with upgraded finishes, private primary suites, and attached garages on each side.
Property Size2,730 SF
Price / SF$197.44
Days on Market40
Property Features for 2640-2642 Hutchinson St
General Information
Standard status
Active
Size
2,730 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Building Details
Year Built
2025
Buildings
1
Stories
2
Listing Agency:
eXp Realty LLC
(888) 519-7431
Listed By:
Don Lawyer · License #0369864
Source:
Brandeekelley
Added: Jul 21
Changed: Aug 27
Last Checked: Aug 29 at 11:48AM
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 eXp Realty LLC
Investment Insights
Based on property information with market context.
This 2025-built duplex in Fort Worth offers 2,730 square feet across two matching residences. Each unit includes three bedrooms, two-and-a-half baths, and a one-car garage. The floor plan places the primary suite on the main level, with two additional bedrooms upstairs. Open living areas connect to kitchens finished with quartz countertops and stainless steel appliances, while luxury vinyl plank flooring extends throughout both sides.
The property backs to a dry creek, providing an open rear setting without homes directly behind it. The residences have not previously been occupied, supporting a new-construction presentation for residential income ownership.
The property backs to a dry creek, providing an open rear setting without homes directly behind it. The residences have not previously been occupied, supporting a new-construction presentation for residential income ownership.
Key Highlights
- 2025 construction with 2,730 square feet across two residences
- Each side offers 3 bedrooms, 2.5 baths, and a 1‑car garage
- Matching floor plans with primary suite on the main level
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
$47,797
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
8.87%
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%
$955,940
$955.9K
Cap Rate 7%
$682,814
$682.8K
Cap Rate 9%
$531,078
$531.1K
Market Conditions
NOI Build-Up for 2,730 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
$76.0K $27.84/SF
− Vacancy
−$7.7K −$2.83/SF
EGI
$68.3K $25.01/SF
− OpEx
−$20.5K −$7.50/SF
NOI
$47.8K $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%
$955,940
Cap Rate 7%
$682,814
Cap Rate 9%
$531,078
Alternative Uses
Best Use
Multifamily LT 5
$682.8K
$597.5K – $796.6K
NOI $47,797 @ 7.0% cap · market cap 8.87%
Second Best
Apartment 5plus
$593.0K
$518.9K – $691.9K
NOI $41,512 @ 7.0% cap · market cap 7.70%
Theoretical Best
Office A
$991.7K
$867.7K – $1.16M
NOI $69,418 @ 7.0% cap · market cap 12.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
340
Businesses Nearby
Explore this area
Business Placement
Demographics for 76106, TX
36,521
Population
11,543
Households
3.2
Avg Household Size
30
Median Age
6%
College-Educated
54%
High-School Grad
14.5 sq mi
ZIP Area
2,519
Density / Sq Mi
$53,486
Median Household Income
$31,419
Median Earnings
$1,179
Median Rent
$167,600
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?
Duplex - Two-level layout with upgraded finishes, private primary suites, and attached garages on each side.
Where is this duplex located?
The property is located at 2640-2642 Hutchinson St Fort Worth, TX.
What is the asking price?
The asking price for this property is $539,000.
What are key features of this property?
This property features: 2025 construction with 2,730 square feet across two residences; Each side offers 3 bedrooms, 2.5 baths, and a 1‑car garage; Matching floor plans with primary suite on the main level
