Two-Unit Duplex with
New
For Sale
$369,000
4517 Tall Meadow Lane 4519, Fort Worth, TX 76133
Both residences offer practical layouts, covered rear patios, and flexible month-to-month occupancy.
Property Size2,218 SF
Days on Market5
Property Features for 4517 Tall Meadow Lane 4519
General Information
Standard status
Active
Size
2,218 SF
Total Parking Spaces
4
Property subtype
Duplex
Occupancy
100%
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Parking per Unit
2
Taxes and HOA fees
Annual Taxes
$4,008
Amenities
covered rear patio
oversized backyard
Building Details
Building Size
2,218 SF
Year Built
1983
Listing Agency:
JG Real Estate, LLC
(817) 896-7990
Listed By:
Jim Glynn · License #0540156
Source:
Nilesrealtygroup
Added: Aug 26
Changed: Aug 28
Last Checked: Aug 29 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 JG Real Estate, LLC
Investment Insights
Based on property information with market context.
This duplex includes two separate residences, each configured with 2 bedrooms, 2 bathrooms, and a 2-car garage. Both units also include a functional interior layout, a covered rear patio, and an oversized backyard. The property was built in 1983.
Each residence is leased on a month-to-month basis, providing flexibility for an investor or an owner-occupant. The configuration allows separate use of the units while maintaining rental occupancy. Located just off Hulen Drive in Fort Worth, the property is near shopping, restaurants, schools, major thoroughfares, and other everyday amenities.
Each residence is leased on a month-to-month basis, providing flexibility for an investor or an owner-occupant. The configuration allows separate use of the units while maintaining rental occupancy. Located just off Hulen Drive in Fort Worth, the property is near shopping, restaurants, schools, major thoroughfares, and other everyday amenities.
Key Highlights
- Two‑unit duplex at 4517 Tall Meadow Lane 4519
- Each unit has 2 bedrooms and 2 bathrooms
- Each residence includes a 2‑car garage
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
$33,727
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
9.14%
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%
$674,540
$674.5K
Cap Rate 7%
$481,814
$481.8K
Cap Rate 9%
$374,744
$374.7K
Market Conditions
NOI Build-Up for 2,218 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
$68.7K $30.96/SF
− Vacancy
−$7.3K −$3.31/SF
EGI
$61.3K $27.65/SF
− OpEx
−$27.6K −$12.44/SF
NOI
$33.7K $15.21/SF
Area
ZIP 76133
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%
$674,540
Cap Rate 7%
$481,814
Cap Rate 9%
$374,744
Alternative Uses
Best Use
Multifamily LT 5
$557.1K
$487.5K – $650.0K
NOI $39,000 @ 7.0% cap · market cap 10.57%
Second Best
Apartment 5plus
$481.8K
$421.6K – $562.1K
NOI $33,727 @ 7.0% cap · market cap 9.14%
Theoretical Best
Office A
$661.9K
$579.2K – $772.2K
NOI $46,334 @ 7.0% cap · market cap 12.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
276
Businesses Nearby
Explore this area
Business Placement
Demographics for 76133, TX
51,811
Population
20,080
Households
2.6
Avg Household Size
36
Median Age
28%
College-Educated
86%
High-School Grad
9.3 sq mi
ZIP Area
5,571
Density / Sq Mi
$71,722
Median Household Income
$42,409
Median Earnings
$1,399
Median Rent
$223,200
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 - Both residences offer practical layouts, covered rear patios, and flexible month-to-month occupancy.
Where is this duplex located?
The property is located at 4517 Tall Meadow Lane 4519 Fort Worth, TX.
What is the asking price?
The asking price for this property is $369,000.
What are key features of this property?
This property features: Two‑unit duplex at 4517 Tall Meadow Lane 4519; Each unit has 2 bedrooms and 2 bathrooms; Each residence includes a 2‑car garage
