Fort Worth Freestanding Office
For Sale
$1,330,000
403-407 N Sylvania Ave, Fort Worth, TX 76111
6,522 SF office building with 18 units in Fort Worth.
Property Size6,522 SF
Price / SF$203.93
Days on Market178
Property Features for 403-407 N Sylvania Ave
General Information
Standard status
Active
Size
6,522 SF
Class
C
Property subtype
Office
Building Details
Building Size
6,522 SF
Year Built
1965
Listing Agency:
VISION COMMERCIAL REAL ESTATE, LLC
(817) 803-3287
Listed By:
Roger Smeltzer · License #0560209
Source:
Tcnworldwide
Added: Mar 6
Changed: Aug 23
Last Checked: Aug 30 at 4:10PM
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 VISION COMMERCIAL REAL ESTATE, LLC
Investment Insights
Based on property information with market context.
This 6,522 square foot office building, constructed in 1965, is located in Fort Worth and zoned E. The property features 18 units. Situated in a vibrant community, the location offers access to dining and cultural destinations such as the Fort Worth Stockyards and Sundance Square. Major highways and public transportation provide convenient access. Local parks and recreational facilities are also nearby. The property is in a trendy and quickly regentrifying market adjacent to Race Street, near Top Golf and several new multi-family projects built in recent years. It is a freestanding office building located three minutes from downtown Fort Worth.
Key Highlights
- Prime investment opportunity in a rapidly developing Fort Worth location.
- 6,522 SF free‑standing office building with 18 units.**
- Strategic location just three minutes from downtown Fort Worth.
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
$113,727
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
8.55%
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%
$2,274,540
$2.3M
Cap Rate 7%
$1,624,671
$1.6M
Cap Rate 9%
$1,263,633
$1.3M
Market Conditions
NOI Build-Up for 6,522 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
$195.7K $30.00/SF
− Vacancy
−$44.0K −$6.75/SF
EGI
$151.6K $23.25/SF
− OpEx
−$37.9K −$5.81/SF
NOI
$113.7K $17.44/SF
Area
Fort Worth, TX
Vacancy
22.50%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
25.00%
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%
$2,274,540
Cap Rate 7%
$1,624,671
Cap Rate 9%
$1,263,633
Alternative Uses
Best Use
Office B
$1.62M
$1.42M – $1.90M
NOI $113,727 @ 7.0% cap · market cap 8.55%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.37M
$2.07M – $2.76M
NOI $165,841 @ 7.0% cap · market cap 12.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
835
Businesses Nearby
Explore this area
Business Placement
Demographics for 76111, TX
22,512
Population
8,523
Households
2.6
Avg Household Size
33
Median Age
15%
College-Educated
67%
High-School Grad
7.4 sq mi
ZIP Area
3,042
Density / Sq Mi
$56,944
Median Household Income
$37,149
Median Earnings
$1,272
Median Rent
$199,100
Median Home Value
Market
Vacancy Rate% for Office in Fort Worth, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - 6,522 SF office building with 18 units in Fort Worth.
Where is this office building located?
The property is located at 403-407 N Sylvania Ave Fort Worth, TX.
What is the asking price?
The asking price for this property is $1,330,000.
What are key features of this property?
This property features: Prime investment opportunity in a rapidly developing Fort Worth location.; 6,522 SF free‑standing office building with 18 units.**; Strategic location just three minutes from downtown Fort Worth.
