Updated Duplex with Two 3-Bedroom
New
For Sale
$320,000
2837 & 2839 Ave J, Fort Worth, TX 76105
ResidentialIncome, Fort Worth, TX
Property Size1,800 SF
Lot Size0.14 Acres
Price / SF$177.78
Days on Market7
Property Features for 2837 & 2839 Ave J
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
4
Full bathrooms
2
Half bathrooms
2
Rooms
Bedroom 5, Bedroom 1, Bathroom 3, Bathroom 4, Bathroom 1, Bedroom 4, Bedroom 2, Bathroom 2, Bedroom 3, Bedroom 6
Parking
4
Parking features
Assigned
Security features
Security
Interior features
DecorativeDesignerLightingFixtures, CableTv
Fencing
Fenced
Appliances
Dishwasher, ElectricOven, ElectricRange, ElectricWaterHeater, Microwave, Refrigerator
Subdivision
Polytechnic Heights Add
Elementary school
Mcrae
Middle school
James
High school
Polytechni
Elementary school district
Fort Worth ISD
Middle school district
Fort Worth ISD
High school district
Fort Worth ISD
Directions
2837 to Ave J
Standard status
Active
APN
02241595
Lot size
0.14 Acres
Taxes and HOA fees
Tax Description
Polytechnic Heights Add
Legal Description
Polytechnic Heights Add
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric, Ceiling Fan(s)
Water source
Public
Amenities
washer/dryer connections
ceiling fans
Building Details
Year built
2005
Floors in Building
1
Number of units
2
Flooring type
Tile
Building materials
Brick
Roof type
Shingle
Listing Agency:
Great Real Estate, Inc.
(214) 532-4009
Listed By:
Maria Madigan · License #0592131
(214) 245-2007
Added: Sep 10
Changed: Sep 13
Last Checked: Sep 16 at 9:06AM
MLS# 21382918
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.
Investment Insights
Based on property information with market context.
This duplex includes approximately 1,800 SF of total living space on a 6,250 SF lot, with both 2837 and 2839 Ave J included in the purchase. Built in 2005, each residence has three bedrooms, one full bathroom, and an attached half bath off the primary bedroom. Interior layouts include living and dining areas, a kitchen pantry, linen storage, and full-size washer and dryer connections. The primary bedroom also opens directly to the backyard.
Recent updates include granite kitchen countertops, appliances, sink and lavatory faucets, lighting, ceiling fans, interior paint, and fencing. The property has brick construction, tile flooring, central heating and cooling, public water and sewer, and a concrete front driveway with parking for four vehicles. It is located near Texas Wesleyan University, Metroplex Hospital, schools, shopping, and I-30, I-35, and 820.
Recent updates include granite kitchen countertops, appliances, sink and lavatory faucets, lighting, ceiling fans, interior paint, and fencing. The property has brick construction, tile flooring, central heating and cooling, public water and sewer, and a concrete front driveway with parking for four vehicles. It is located near Texas Wesleyan University, Metroplex Hospital, schools, shopping, and I-30, I-35, and 820.
Key Highlights
- Two‑unit duplex at 2837 & 2839 Ave J, Fort Worth, TX 76105
- Approximately 1,800 SF of total living space on a 6,250 SF lot
- Each unit includes 3 bedrooms and 1.5 bathrooms
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
$27,371
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
8.55%
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%
$547,420
$547.4K
Cap Rate 7%
$391,014
$391.0K
Cap Rate 9%
$304,122
$304.1K
Market Conditions
NOI Build-Up for 1,800 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
$55.7K $30.96/SF
− Vacancy
−$6.0K −$3.31/SF
EGI
$49.8K $27.65/SF
− OpEx
−$22.4K −$12.44/SF
NOI
$27.4K $15.21/SF
Area
Fort Worth, TX
Vacancy
10.70%
Lease Rate
$30.96 /SF/Yr
Expense Ratio
45.00%
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%
$547,420
Cap Rate 7%
$391,014
Cap Rate 9%
$304,122
Alternative Uses
Best Use
Multifamily LT 5
$450.2K
$393.9K – $525.2K
NOI $31,514 @ 7.0% cap · market cap 9.85%
Second Best
Apartment 5plus
$391.0K
$342.1K – $456.2K
NOI $27,371 @ 7.0% cap · market cap 8.55%
Theoretical Best
Office A
$653.9K
$572.1K – $762.8K
NOI $45,770 @ 7.0% cap · market cap 14.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
404
Businesses Nearby
Explore this area
Business Placement
Demographics for 76105, TX
23,445
Population
7,667
Households
3.1
Avg Household Size
31
Median Age
5%
College-Educated
57%
High-School Grad
5.9 sq mi
ZIP Area
3,974
Density / Sq Mi
$46,482
Median Household Income
$27,987
Median Earnings
$1,172
Median Rent
$117,600
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 - Two refreshed units offer practical layouts with private outdoor access, laundry connections, and dedicated driveway parking.
Where is this duplex located?
The property is located at 2837 & 2839 Ave J Fort Worth, TX.
What is the asking price?
The asking price for this property is $320,000.
What are key features of this property?
This property features: Two‑unit duplex at 2837 & 2839 Ave J, Fort Worth, TX 76105; Approximately 1,800 SF of total living space on a 6,250 SF lot; Each unit includes 3 bedrooms and 1.5 bathrooms
