Duplex with Vacant and Leased
For Sale
$400,000
2913 Marys Lane, Fort Worth, TX 76116
Two-bedroom, two-bath duplex offers one month-to-month unit and one vacant unit with private outdoor space.
Property Size2,304 SF
Price / SF$173.61
Days on Market146
Property Features for 2913 Marys Lane
General Information
Standard status
Active
Size
2,304 SF
Total Parking Spaces
4
Property subtype
Multi-Family / Full Duplex
Occupancy
50%
Additional Details
Multifamily Units
2
Amenities
yard
carport
garage
storage closets
storage building with electricity
Central Air, Electric
Central, Electric, Fireplace(s)
No
Ceramic Tile, Engineered Wood
Dishwasher, Disposal, Electric Range, Electric Water Heater, Microwave
Window Coverings
2
Cable TV Available, Eat-in Kitchen, High Speed Internet Available, Pantry
Living Room, Wood Burning
Composition
One
Wood
1
Slab
Public Records
Brick
Side Porch
Building Details
Year Built
1981
Buildings
1
Listing Agency:
Williams Trew Real Estate
(817) 443-5884
Listed By:
Jeff Bankhead · License #0613789
(817) 443-5884
Source:
Compass
Added: Apr 6
Changed: Aug 8
Last Checked: Jul 22 at 9:10AM
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 duplex for sale includes two separate units at 2913 and 2915 Mary’s Lane. Each unit is configured with two bedrooms and two bathrooms. One unit is currently on a month-to-month lease, while the other unit is vacant.
2913 Mary’s Lane features a small yard and provides access to a carport and storage closets. 2915 Mary’s Lane is occupied and offers a larger backyard, along with access to a garage and a storage building with electricity.
The property presents a straightforward residential income setup with two 2 bed/2 bath units and distinct outdoor and storage amenities for each side.
2913 Mary’s Lane features a small yard and provides access to a carport and storage closets. 2915 Mary’s Lane is occupied and offers a larger backyard, along with access to a garage and a storage building with electricity.
The property presents a straightforward residential income setup with two 2 bed/2 bath units and distinct outdoor and storage amenities for each side.
Key Highlights
- Two‑unit duplex at 2913 and 2915 Mary’s Lane: one 2BD/2BA unit month‑to‑month and one vacant 2BD/2BA unit
- 2913 Mary’s Lane is vacant and includes a small yard plus access to a carport and storage closets
- 2915 Mary’s Lane is occupied and includes a large backyard plus access to a garage and a storage building with electricity
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
$35,035
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
8.76%
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%
$700,700
$700.7K
Cap Rate 7%
$500,500
$500.5K
Cap Rate 9%
$389,278
$389.3K
Market Conditions
NOI Build-Up for 2,304 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
$71.3K $30.96/SF
− Vacancy
−$7.6K −$3.31/SF
EGI
$63.7K $27.65/SF
− OpEx
−$28.7K −$12.44/SF
NOI
$35.0K $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%
$700,700
Cap Rate 7%
$500,500
Cap Rate 9%
$389,278
Alternative Uses
Best Use
Multifamily LT 5
$576.3K
$504.2K – $672.3K
NOI $40,338 @ 7.0% cap · market cap 10.08%
Second Best
Apartment 5plus
$500.5K
$437.9K – $583.9K
NOI $35,035 @ 7.0% cap · market cap 8.76%
Theoretical Best
Office A
$836.9K
$732.3K – $976.4K
NOI $58,586 @ 7.0% cap · market cap 14.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
50%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,199
Businesses Nearby
Explore this area
Business Placement
Demographics for 76116, TX
51,639
Population
25,808
Households
2
Avg Household Size
35
Median Age
33%
College-Educated
88%
High-School Grad
12.3 sq mi
ZIP Area
4,198
Density / Sq Mi
$54,738
Median Household Income
$39,040
Median Earnings
$1,205
Median Rent
$286,500
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-bedroom, two-bath duplex offers one month-to-month unit and one vacant unit with private outdoor space.
Where is this duplex located?
The property is located at 2913 Marys Lane Fort Worth, TX.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: Two‑unit duplex at 2913 and 2915 Mary’s Lane: one 2BD/2BA unit month‑to‑month and one vacant 2BD/2BA unit; 2913 Mary’s Lane is vacant and includes a small yard plus access to a carport and storage closets; 2915 Mary’s Lane is occupied and includes a large backyard plus access to a garage and a storage building with electricity
