Duplex with Shared Fenced
For Sale
$499,000
3236 Merida Avenue 2, Fort Worth, TX 76109
Two-unit duplex offers two bedrooms, one bath per side, a shared fenced backyard, and off-street parking.
Property Size1,728 SF
Days on Market120
Property Features for 3236 Merida Avenue 2
General Information
Standard status
Active
Size
1,728 SF
Total Parking Spaces
2
Property subtype
Duplex
Additional Details
Fenced Yard
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,756
Amenities
fenced backyard
washer and dryer
Building Details
Building Size
1,728 SF
Year Built
1985
Tenancy
Multi
Listing Agency:
League Real Estate
Listed By:
Lisa Bradberry · License #0774371
(972) 849-9889
Source:
Nilesrealtygroup
Added: May 8
Changed: Sep 3
Last Checked: Sep 4 at 12:42PM
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 League Real Estate
Investment Insights
Based on property information with market context.
This duplex features two separate 2-bedroom, 1-bath residences, with each side including a living room and dining area. Kitchens include plenty of cabinet space and a pantry, with vinyl floors throughout the main areas and carpet in the bedrooms. The property also includes a washer and dryer for the unit.
A fenced-in backyard is shared between the two sides, and off-street parking is provided via a dedicated two-car driveway. The home is described as being blocks away from TCU, in a quiet neighborhood with nearby residents.
Inside each unit, the layout supports everyday living with a defined kitchen, dining, and living area, along with in-unit laundry access and bedroom carpeting.
A fenced-in backyard is shared between the two sides, and off-street parking is provided via a dedicated two-car driveway. The home is described as being blocks away from TCU, in a quiet neighborhood with nearby residents.
Inside each unit, the layout supports everyday living with a defined kitchen, dining, and living area, along with in-unit laundry access and bedroom carpeting.
Key Highlights
- 2‑unit duplex with 2 bedrooms and 1 bathroom per side
- Shared fenced backyard with both units
- Off‑street parking with a shared 2‑car driveway
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
$30,254
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
6.06%
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%
$605,080
$605.1K
Cap Rate 7%
$432,200
$432.2K
Cap Rate 9%
$336,156
$336.2K
Market Conditions
NOI Build-Up for 1,728 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
$48.1K $27.84/SF
− Vacancy
−$4.9K −$2.83/SF
EGI
$43.2K $25.01/SF
− OpEx
−$13.0K −$7.50/SF
NOI
$30.3K $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%
$605,080
Cap Rate 7%
$432,200
Cap Rate 9%
$336,156
Alternative Uses
Best Use
Multifamily LT 5
$432.2K
$378.2K – $504.2K
NOI $30,254 @ 7.0% cap · market cap 6.06%
Second Best
Apartment 5plus
$375.4K
$328.5K – $437.9K
NOI $26,276 @ 7.0% cap · market cap 5.27%
Theoretical Best
Office A
$627.7K
$549.3K – $732.3K
NOI $43,940 @ 7.0% cap · market cap 8.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
926
Businesses Nearby
Explore this area
Business Placement
Demographics for 76109, TX
25,373
Population
11,573
Households
2.2
Avg Household Size
33
Median Age
72%
College-Educated
98%
High-School Grad
8.2 sq mi
ZIP Area
3,094
Density / Sq Mi
$104,301
Median Household Income
$55,265
Median Earnings
$1,700
Median Rent
$599,400
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-unit duplex offers two bedrooms, one bath per side, a shared fenced backyard, and off-street parking.
Where is this duplex located?
The property is located at 3236 Merida Avenue 2 Fort Worth, TX.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: 2‑unit duplex with 2 bedrooms and 1 bathroom per side; Shared fenced backyard with both units; Off‑street parking with a shared 2‑car driveway
