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    New Construction Duplex Investment Title is generated by Realmo AI

    2640-2642 Hutchinson Street, Fort Worth, TX 76106

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    For Sale
    $539,000

    MULTI_FAMILY - Fort Worth, TX

    Property size:
    2,730 SF
    Price / SF:
    $197/SF
    Added:
    Apr 6, 2026
    Days on Market:
    61
    Last Refresh:
    Jun 5 at 3:06 am

    Property Features for 2640-2642 Hutchinson Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Property condition
    Under Construction
    Bedrooms
    6
    Bathrooms
    6
    Rooms
    Bedroom 1, Bedroom 6, Bedroom 4, Bedroom 3, Bathroom 2, Bathroom 3, Bathroom 4, Bathroom 6, Bedroom 2, Bathroom 5, Bedroom 5, Bathroom 1
    Parking
    2
    Parking features
    Boat, RV
    Interior features
    EatInKitchen, GraniteCounters, HighSpeedInternet, OpenFloorplan, CableTv
    Appliances
    Dishwasher, ElectricRange, Disposal
    Standard status
    Active
    APN
    00705632
    Size
    2,730 SF

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Central, Electric (Heating)
    Cooling system
    Central Air, Electric, Ceiling Fan(s)
    Water source
    Public

    Building Details

    Year built
    2025
    Floors in Building
    2
    Number of units
    2
    Flooring type
    Vinyl
    Building materials
    Brick
    Roof type
    Composition

    We can help!

    Listing Contact
    Don Lawyer
    Don Lawyer

    Listing agent Don Lawyer License #0369864

    Listing office eXp Realty LLC Austin, TX

    Listing date Apr 6, 2026

    MLS# 21084846 Listing URL

    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.

    HighLights

    • Duplex under construction (year built 2025) with projected $54,000 gross income, never lived in
    • Same floor plan on each side: 3 bedrooms and 2.5 bathrooms per unit
    • Open floorplan with eat‑in kitchen and high‑speed internet; includes dishwasher, electric range, and disposal
    • Central air and central electric heating with ceiling fans; vinyl flooring and brick construction
    • 1‑car garage per side; parking includes space for boat and RV
    • Backs to a dry creek with no neighbors behind; 2644‑46 also for sale with same floorplan and price

    Overview

    This brand-new duplex has never been lived in and offers a matching, side-by-side layout across both residences. Each side features 3 bedrooms and 2.5 baths with an open-concept design, a primary suite conveniently located on the main level, and two additional bedrooms upstairs. A 1-car garage serves each unit. Interior finishes include luxury vinyl plank flooring throughout, a kitchen with quartz countertops, and stainless steel appliances, creating a clean, contemporary look ready for immediate occupancy. The configuration backs to a dry creek, helping provide privacy by placing no neighbors behind the property.

    The seller notes this duplex is part of a small planned grouping, with 2644-46 Hutchinson Street also being offered with the same floorplan and price. Additional construction at 2636-38 Hutchinson Street is planned after the first two buildings are sold. The current offering includes tenant occupancy, as indicated in the remarks, and the seller references projected gross income.

    For investors and owner-occupants seeking a low-hassle, turn-key residential income property, this duplex’s identical unit layouts and durable, modern finishes can simplify management and leasing. The dry creek back drop adds a practical privacy benefit, while the upstairs bedroom arrangement supports flexible use for roommates, guests, or household needs.

    Local Financial Insights For Multifamily LT 5

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $76.0k $27.84
    − Vacancy −$7.7k −$2.83
    EGI $68.3k $25.01
    − OpEx −$20.5k −$7.50
    NOI $47.8k $17.51
    2,730 SF · lease $27.84/SF/yr · vacancy 10.16% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $682.8K
    $597.5K – $796.6K (±1% cap)
    NOI $47,797 @ 7.0% cap · market cap 8.87%
    Second Best
    Apartment 5plus
    $593.0K
    $518.9K – $691.9K (±1% cap)
    NOI $41,512 @ 7.0% cap · market cap 7.70%
    Theoretical Best
    Office A
    $991.7K
    $867.7K – $1.16M (±1% cap)
    NOI $69,418 @ 7.0% cap · market cap 12.88%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Fort Worth
    County
    Tarrant
    State
    Texas
    Longitude
    -97.330902
    Latitude
    32.793523

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    FAQs

    What type of property is this?
    Duplex - Never-lived-in duplex with matching layouts, modern finishes, and a dry creek backdrop behind each unit.
    Where is this duplex located?
    The property is located at 2640-2642 Hutchinson Street 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: Duplex under construction (year built 2025) with projected $54,000 gross income, never lived in; Same floor plan on each side: 3 bedrooms and 2.5 bathrooms per unit; Open floorplan with eat‑in kitchen and high‑speed internet; includes dishwasher, electric range, and disposal
    (888) 519-7431
    We can help!
    Listing Contact
    Don Lawyer
    Don Lawyer
    Real Estate License ID: 0369864
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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