Updated Duplex with Private
For Sale
$255,000
2937 S Adams St, Fort Worth, TX 76110
Two separately leased units offer porches, private outdoor space, appliances, and individually metered utilities.
Property Size1,522 SF
Price / SF$167.54
Days on Market52
Property Features for 2937 S Adams St
General Information
Standard status
Active
Size
1,522 SF
Property subtype
Multi-Family
Occupancy
100%
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Units
Unit Mix
1 x 2BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Amenities
appliances
ceiling fans
front and back porches
large private backyards
Building Details
Year Built
1929
Listing Agency:
5th Stream Realty
(214) 868-0707
Listed By:
Vanessa Macey · License #0763771
Source:
Christenberrygroup
Added: Jul 9
Changed: Aug 28
Last Checked: Aug 29 at 11:58AM
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 5th Stream Realty
Investment Insights
Based on property information with market context.
This 1,522-square-foot duplex, built in 1929, contains a two-bedroom, one-bath unit and a one-bedroom, one-bath unit. Both residences have vinyl plank flooring, appliances, ceiling fans, front and rear porches, and large private backyards. Improvements include a replaced roof, updated siding, and new window heat-and-air units. The property does not have central heating and air conditioning.
Each unit is separately leased, with lease terms extending into 2027. Utilities are individually metered. The property provides access to I-35W, Hemphill Street, and Rosedale Street, with connections to Downtown Fort Worth, the Medical District, and the Cultural District. Trinity Park, Fort Worth Zoo, Fort Worth Botanic Garden, Magnolia Avenue, South Main Street, University Park Village, and Clearfork are also identified in the surrounding area.
Each unit is separately leased, with lease terms extending into 2027. Utilities are individually metered. The property provides access to I-35W, Hemphill Street, and Rosedale Street, with connections to Downtown Fort Worth, the Medical District, and the Cultural District. Trinity Park, Fort Worth Zoo, Fort Worth Botanic Garden, Magnolia Avenue, South Main Street, University Park Village, and Clearfork are also identified in the surrounding area.
Key Highlights
- 1,522‑square‑foot duplex built in 1929
- Unit mix includes 2‑bed 1‑bath and 1‑bed 1‑bath residences
- Both units offer vinyl plank flooring, appliances, ceiling fans, and front and back porches
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
$23,144
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
9.08%
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%
$462,880
$462.9K
Cap Rate 7%
$330,629
$330.6K
Cap Rate 9%
$257,156
$257.2K
Market Conditions
NOI Build-Up for 1,522 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
$47.1K $30.96/SF
− Vacancy
−$5.0K −$3.31/SF
EGI
$42.1K $27.65/SF
− OpEx
−$18.9K −$12.44/SF
NOI
$23.1K $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%
$462,880
Cap Rate 7%
$330,629
Cap Rate 9%
$257,156
Alternative Uses
Best Use
Multifamily LT 5
$380.7K
$333.1K – $444.1K
NOI $26,647 @ 7.0% cap · market cap 10.45%
Second Best
Apartment 5plus
$330.6K
$289.3K – $385.7K
NOI $23,144 @ 7.0% cap · market cap 9.08%
Theoretical Best
Office A
$552.9K
$483.8K – $645.0K
NOI $38,701 @ 7.0% cap · market cap 15.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
738
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 separately leased units offer porches, private outdoor space, appliances, and individually metered utilities.
Where is this duplex located?
The property is located at 2937 S Adams St Fort Worth, TX.
What is the asking price?
The asking price for this property is $255,000.
What are key features of this property?
This property features: 1,522‑square‑foot duplex built in 1929; Unit mix includes 2‑bed 1‑bath and 1‑bed 1‑bath residences; Both units offer vinyl plank flooring, appliances, ceiling fans, and front and back porches
