Single-Story Brick
For Sale
$575,000
2801 Wayside Avenue, Fort Worth, TX 76110
Two residential units offer granite kitchens, ceramic tile flooring, and central air conditioning.
Property Size2,360 SF
Price / SF$243.64
Days on Market196
Property Features for 2801 Wayside Avenue
General Information
Standard status
Active
Size
2,360 SF
Total Parking Spaces
4
Property subtype
Multi-Family / Full Duplex
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Parking per Unit
2
Amenities
Ceiling Fan(s), Central Air, Electric
Central, Natural Gas
Ceramic Tile
Dishwasher, Disposal, Electric Cooktop, Microwave
Window Coverings
Cable TV Available, Granite Counters, High Speed Internet Available, Open Floorplan
No
Composition
One
Wood
Covered Patio/Porch, Rain Gutters
1
Slab
Assessor
2
Brick
Front Porch
Building Details
Year Built
2004
Buildings
1
Stories
1
Construction
brick
Listing Agency:
Williams Trew Real Estate
Listed By:
Amanda Massingill · License #0593386
(817) 455-1226
Source:
Compass
Added: Feb 20
Changed: Aug 31
Last Checked: Aug 30 at 11:46AM
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 Williams Trew Real Estate
Investment Insights
Based on property information with market context.
This 2360 SF brick duplex was built in 2004 and contains two single-story residential units. Each side includes 3 bedrooms, 2 bathrooms, ceramic tile flooring, granite kitchen counters, a dishwasher, disposal, electric cooktop, microwave, and a dedicated washer and dryer area. Central air conditioning serves both units, with neutral finishes throughout. Unit 2803 also includes a small fenced backyard.
The property is located at 2801 Wayside Avenue in Fort Worth, near TCU, Paschal, and the Medical District. Each unit has two parking spaces positioned in front, while the exterior includes a covered patio or porch, front porch, rain gutters, and composition roofing. The building sits on a slab foundation and includes wood exterior elements alongside its brick construction.
The property is located at 2801 Wayside Avenue in Fort Worth, near TCU, Paschal, and the Medical District. Each unit has two parking spaces positioned in front, while the exterior includes a covered patio or porch, front porch, rain gutters, and composition roofing. The building sits on a slab foundation and includes wood exterior elements alongside its brick construction.
Key Highlights
- 2360 SF brick duplex built in 2004
- Two units, each with 3 bedrooms and 2 bathrooms
- Ceramic tile flooring throughout both units
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
$41,319
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
7.19%
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%
$826,380
$826.4K
Cap Rate 7%
$590,271
$590.3K
Cap Rate 9%
$459,100
$459.1K
Market Conditions
NOI Build-Up for 2,360 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
$65.7K $27.84/SF
− Vacancy
−$6.7K −$2.83/SF
EGI
$59.0K $25.01/SF
− OpEx
−$17.7K −$7.50/SF
NOI
$41.3K $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%
$826,380
Cap Rate 7%
$590,271
Cap Rate 9%
$459,100
Alternative Uses
Best Use
Multifamily LT 5
$590.3K
$516.5K – $688.7K
NOI $41,319 @ 7.0% cap · market cap 7.19%
Second Best
Apartment 5plus
$512.7K
$448.6K – $598.1K
NOI $35,886 @ 7.0% cap · market cap 6.24%
Theoretical Best
Office A
$857.3K
$750.1K – $1.00M
NOI $60,010 @ 7.0% cap · market cap 10.44%
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
1,069
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
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 residential units offer granite kitchens, ceramic tile flooring, and central air conditioning.
Where is this duplex located?
The property is located at 2801 Wayside Avenue Fort Worth, TX.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: 2360 SF brick duplex built in 2004; Two units, each with 3 bedrooms and 2 bathrooms; Ceramic tile flooring throughout both units
