Duplex With Fenced Shared
New
For Sale
$535,000
3236 Merida Avenue 2, Fort Worth, TX 76109
Two units provide four bedrooms, private driveways, and shared fenced outdoor space.
Property Size1,728 SF
Days on Market2
Property Features for 3236 Merida Avenue 2
General Information
Standard status
Active
Size
1,728 SF
Property subtype
Duplex
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,756
Amenities
washer/dryer
fenced backyard
Building Details
Building Size
1,728 SF
Year Built
1985
Buildings
1
Listing Agency:
League Real Estate
(972) 849-9889
Listed By:
Lisa Bradberry · License #0774371
Source:
Nilesrealtygroup
Added: Aug 11
Changed: Aug 12
Last Checked: Aug 12 at 2:33AM
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.
Built in 1985, this duplex contains two residential units with a combined four bedrooms and two bathrooms. Each side offers two bedrooms and one bathroom, along with a living room, dining area, and kitchen with cabinet storage and a pantry. Vinyl flooring serves the main living areas, while the bedrooms feature carpeting. One unit has newer flooring and countertops. A new roof, an air conditioner installed 5 years ago, and included washer and dryer equipment add to the property’s existing improvements.
Each unit has a private 2-car driveway, providing off-street parking, and both sides share a fenced backyard. The property is located at 3236 Merida Avenue in Fort Worth, near TCU, schools, shopping, dining, and other local amenities.
Each unit has a private 2-car driveway, providing off-street parking, and both sides share a fenced backyard. The property is located at 3236 Merida Avenue in Fort Worth, near TCU, schools, shopping, dining, and other local amenities.
Key Highlights
- Two‑unit duplex with 2 bedrooms and 1 bath per unit
- New roof; air conditioner is 5 years old
- Each unit includes a private 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
5.65%
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 5.65%
Second Best
Apartment 5plus
$375.4K
$328.5K – $437.9K
NOI $26,276 @ 7.0% cap · market cap 4.91%
Theoretical Best
Office A
$627.7K
$549.3K – $732.3K
NOI $43,940 @ 7.0% cap · market cap 8.21%
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
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two units provide four bedrooms, private driveways, and shared fenced outdoor space.
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 $535,000.
What are key features of this property?
This property features: Two‑unit duplex with 2 bedrooms and 1 bath per unit; New roof; air conditioner is 5 years old; Each unit includes a private 2‑car driveway
