New Construction Duplex with Open
For Sale
$512,000
320 West Gambrell Street, Fort Worth, TX 76115
Presale duplex with customizable finishes and contemporary interiors in a convenient Fort Worth location.
Property Size2,834 SF
Price / SF$180.66
Days on Market278
Property Features for 320 West Gambrell Street
General Information
Standard status
Active
Size
2,834 SF
Total Parking Spaces
4
Property subtype
Multi-Family / Full Duplex
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Parking per Unit
2
Additional Details
Public Transit
Yes
Amenities
Central Air, Electric
Central, Electric
Carpet, Luxury Vinyl Plank
Dishwasher, Disposal, Electric Range
Cable TV Available, Decorative Lighting, Eat-in Kitchen, Kitchen Island, Walk-In Closet(s)
No
Composition
Two
Storage
2
Slab
Builder
Board & Batten Siding
Building Details
Year Built
2025
Buildings
1
Listing Agency:
Conger Group Texas
(208) 866-0166
Listed By:
Cooper Conger · License #0748416
(208) 866-0166
Source:
Compass
Added: Nov 25, 2025
Changed: Aug 29
Last Checked: Aug 29 at 2:42PM
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 Conger Group Texas
Investment Insights
Based on property information with market context.
Under construction for 2025 completion, this duplex contains 2,834 square feet across two residences. Each unit provides over 1,400 square feet with 3 bedrooms, 2.5 bathrooms, 2 dedicated parking spaces, and storage. Interior specifications include luxury vinyl plank flooring in living areas, carpeted bedrooms, central electric air conditioning, and central electric heat. Open-concept kitchens are planned with islands, granite countertops, stainless steel appliances, a dishwasher, and disposal. Buyers may select interior and exterior finishes during the presale process.
The property is located at 320 West Gambrell Street in Fort Worth, less than 5 minutes from downtown Fort Worth and TCU campus. The surrounding context also includes access to dining, entertainment, the hospital district, and public transportation. The layout supports separate-unit ownership, with each residence designed as an independent three-bedroom home.
The property is located at 320 West Gambrell Street in Fort Worth, less than 5 minutes from downtown Fort Worth and TCU campus. The surrounding context also includes access to dining, entertainment, the hospital district, and public transportation. The layout supports separate-unit ownership, with each residence designed as an independent three-bedroom home.
Key Highlights
- 2,834‑square‑foot duplex under construction for 2025 completion
- Each unit exceeds 1,400 square feet and includes 3 bedrooms and 2.5 bathrooms
- 2 dedicated parking spaces provided for each unit
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
$43,094
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
8.42%
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%
$861,880
$861.9K
Cap Rate 7%
$615,629
$615.6K
Cap Rate 9%
$478,822
$478.8K
Market Conditions
NOI Build-Up for 2,834 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
$87.7K $30.96/SF
− Vacancy
−$9.4K −$3.31/SF
EGI
$78.4K $27.65/SF
− OpEx
−$35.3K −$12.44/SF
NOI
$43.1K $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%
$861,880
Cap Rate 7%
$615,629
Cap Rate 9%
$478,822
Alternative Uses
Best Use
Multifamily LT 5
$708.8K
$620.2K – $827.0K
NOI $49,618 @ 7.0% cap · market cap 9.69%
Second Best
Apartment 5plus
$615.6K
$538.7K – $718.2K
NOI $43,094 @ 7.0% cap · market cap 8.42%
Theoretical Best
Office A
$1.03M
$900.8K – $1.20M
NOI $72,063 @ 7.0% cap · market cap 14.07%
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
1,169
Businesses Nearby
Explore this area
Business Placement
Demographics for 76115, TX
20,956
Population
6,706
Households
3.1
Avg Household Size
29
Median Age
17%
College-Educated
53%
High-School Grad
4.6 sq mi
ZIP Area
4,556
Density / Sq Mi
$51,823
Median Household Income
$29,868
Median Earnings
$1,177
Median Rent
$132,100
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 - Presale duplex with customizable finishes and contemporary interiors in a convenient Fort Worth location.
Where is this duplex located?
The property is located at 320 West Gambrell Street Fort Worth, TX.
What is the asking price?
The asking price for this property is $512,000.
What are key features of this property?
This property features: 2,834‑square‑foot duplex under construction for 2025 completion; Each unit exceeds 1,400 square feet and includes 3 bedrooms and 2.5 bathrooms; 2 dedicated parking spaces provided for each unit
