New Construction
For Sale
$539,000
2644-2646 Hutchinson St, Fort Worth, TX 76106
Two matching residential units offer open layouts, private bedroom placement, attached garages, and durable interior finishes.
Property Size2,730 SF
Price / SF$197.44
Days on Market12
Property Features for 2644-2646 Hutchinson St
General Information
Standard status
Active
Size
2,730 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
2025
Buildings
1
Listing Agency:
eXp Realty LLC
(888) 519-7431
Listed By:
Don Lawyer · License #0369864
Source:
Realtexasrealty
Added: Aug 18
Changed: Aug 28
Last Checked: Aug 29 at 11:50AM
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.
Completed in 2025, this duplex contains 2,730 square feet with two matching residences. Each unit provides three bedrooms, two-and-one-half baths, and a one-car garage. The layout 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 runs throughout both sides. The property has not been lived in.
The building backs to a dry creek, leaving the rear of the property without adjoining neighbors. Located at 2644-2646 Hutchinson St in Fort Worth, the property is offered as a duplex configuration with the same floor plan in each residence.
The building backs to a dry creek, leaving the rear of the property without adjoining neighbors. Located at 2644-2646 Hutchinson St in Fort Worth, the property is offered as a duplex configuration with the same floor plan in each residence.
Key Highlights
- 2025‑built duplex with 2,730 SF
- Two matching units, each with 3 bedrooms and 2.5 baths
- Each residence includes a 1‑car garage
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 matching residential units offer open layouts, private bedroom placement, attached garages, and durable interior finishes.
Where is this duplex located?
The property is located at 2644-2646 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‑built duplex with 2,730 SF; Two matching units, each with 3 bedrooms and 2.5 baths; Each residence includes a 1‑car garage
