Duplex Rental
For Sale
$539,000
2822 Livingston Avenue, Fort Worth, TX 76110
Duplex with prior long-term, mid-term, and short-term rental operations.
Property Size2,360 SF
Days on Market35
Property Features for 2822 Livingston Avenue
General Information
Standard status
Active
Size
2,360 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$10,287
Building Details
Building Size
2,360 SF
Year Built
2004
Listing Agency:
Red Team Real Estate
Listed By:
Michael Mayes · License #0623656
(817) 921-3545
Source:
Nilesrealtygroup
Added: Aug 30
Changed: Sep 21
Last Checked: Oct 3 at 12:28AM
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 Red Team Real Estate
Investment Insights
Based on property information with market context.
This duplex at 2822 Livingston Avenue in Fort Worth was built in 2004 and has a documented history of use as a long-term and mid-term rental, along with prior short-term rental operations. The property’s short-term rental use occurred before Fort Worth City Council regulations made that use illegal. The asset is offered as a duplex within the residential income property category, providing an established rental history for review.
Key Highlights
- Duplex located at 2822 Livingston Avenue, Fort Worth, TX 76110
- Constructed in 2004
- Prior long‑term rental operation
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
7.67%
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 7.67%
Second Best
Apartment 5plus
$512.7K
$448.6K – $598.1K
NOI $35,886 @ 7.0% cap · market cap 6.66%
Theoretical Best
Office A
$857.3K
$750.1K – $1.00M
NOI $60,010 @ 7.0% cap · market cap 11.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
843
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 - Duplex with prior long-term, mid-term, and short-term rental operations.
Where is this duplex located?
The property is located at 2822 Livingston Avenue 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 located at 2822 Livingston Avenue, Fort Worth, TX 76110; Constructed in 2004; Prior long‑term rental operation
