Retail Building with Flexible
For Sale
$995,000
4040 8th Avenue, Fort Worth, TX 76110
CommercialSale, Fort Worth, TX
Property Size4,860 SF
Lot Size0.32 Acres
Price / SF$204.73
Days on Market54
Property Features for 4040 8th Avenue
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning description
Commercial-E
Parking features
Driveway
Subdivision
Shaw Heights Add
Directions
Use GPS
Standard status
Active
APN
02740184
Lot size
0.32 Acres
Taxes and HOA fees
Tax Description
SHAW HEIGHTS ADDITION BLOCK 30 LOT 11 & 12
Tax Annual Amount
965
Legal Description
SHAW HEIGHTS ADDITION BLOCK 30 LOT 11 & 12
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Ceiling Fan(s), Central Air
Water source
Public
Building Details
Year built
1972
Floors in Building
1
Number of units
1
Flooring type
Combination
Building materials
Brick, Block
Roof type
Mixed, Shingle
Listing Agency:
Tidwell & Ellis RealEstate Srv
(817) 600-3622
Listed By:
Richard Odom · License #0638228
(817) 600-3622
Added: Jul 7
Changed: Aug 21
Last Checked: Aug 29 at 2:06AM
MLS# 21322746
Copyright © 2026 North Texas Real Estate Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This retail property at 4040 8th Avenue includes approximately 4,860 square feet of improvements on a 0.321-acre lot. The former childcare facility contains multiple rooms, office areas, kitchen space, restrooms, and an outdoor area, creating a varied interior arrangement for commercial occupancy. Construction includes brick and block materials, with combination flooring, central heating, central air, and ceiling fans. The property was built in 1972 and is served by public water and public sewer.
The Fort Worth location is near the Medical District and Near Southside, with Downtown Fort Worth, established neighborhoods, major employment centers, and key transportation routes nearby. A driveway provides on-site access. The existing configuration may support continued commercial use or adaptation, subject to zoning and applicable approvals.
The Fort Worth location is near the Medical District and Near Southside, with Downtown Fort Worth, established neighborhoods, major employment centers, and key transportation routes nearby. A driveway provides on-site access. The existing configuration may support continued commercial use or adaptation, subject to zoning and applicable approvals.
Key Highlights
- Approximately 4,860 SF commercial building on 0.321 acres
- Near Fort Worth’s Medical District and Near Southside
- Multiple rooms and office areas provide varied interior configuration
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
$78,118
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
7.85%
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%
$1,562,360
$1.6M
Cap Rate 7%
$1,115,971
$1.1M
Cap Rate 9%
$867,978
$868.0K
Market Conditions
NOI Build-Up for 4,860 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
$117.2K $24.12/SF
− Vacancy
−$5.6K −$1.16/SF
EGI
$111.6K $22.96/SF
− OpEx
−$33.5K −$6.89/SF
NOI
$78.1K $16.07/SF
Area
Fort Worth, TX
Vacancy
4.80%
Lease Rate
$24.12 /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%
$1,562,360
Cap Rate 7%
$1,115,971
Cap Rate 9%
$867,978
Alternative Uses
Best Use
Retail
$1.12M
$976.5K – $1.30M
NOI $78,118 @ 7.0% cap · market cap 7.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.77M
$1.54M – $2.06M
NOI $123,580 @ 7.0% cap · market cap 12.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
338
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 Retail 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?
Retail space - Approximately 4,860-square-foot property includes multiple rooms, offices, kitchen space, restrooms, and an outdoor area.
Where is this retail space located?
The property is located at 4040 8th Avenue Fort Worth, TX.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Approximately 4,860 SF commercial building on 0.321 acres; Near Fort Worth’s Medical District and Near Southside; Multiple rooms and office areas provide varied interior configuration
