Updated Duplex with Covered
For Sale
$425,000
4709 Houghton Avenue, Fort Worth, TX 76107
Two residential units offer private outdoor areas, individual laundry, and refreshed interiors.
Property Size1,800 SF
Price / SF$236.11
Days on Market180
Property Features for 4709 Houghton Avenue
General Information
Standard status
Active
Size
1,800 SF
Total Parking Spaces
4
Property subtype
Multi-Family / Full Duplex
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Additional Details
Road Access
Yes
Amenities
backyard
laundry
carport
private patio
walk-in closet
Ceiling Fan(s), Central Air, Electric
Central, Electric
Luxury Vinyl Plank, Tile
Dishwasher, Disposal, Electric Cooktop, Electric Oven, Electric Water Heater, Refrigerator
Window Coverings
Cable TV Available, Decorative Lighting, Eat-in Kitchen, Granite Counters, High Speed Internet Available, Open Floorplan, Vaulted Ceiling(s)
No
Composition
One
Privacy, Wood
Private Entrance, Private Yard
1
Slab
Assessor
2
Brick, Siding
Deck
Building Details
Year Built
1976
Buildings
1
Tenancy
Multi
Listing Agency:
Compass
Listed By:
Alex Lipari · License #0692867
(816) 661-9487
Source:
Compass
Added: Mar 9
Changed: Aug 31
Last Checked: Aug 30 at 12:24PM
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 Compass
Investment Insights
Based on property information with market context.
This 1,800-square-foot duplex contains two 900-square-foot residences, each with 2 bedrooms, 2 full bathrooms, an open living and kitchen arrangement, and its own laundry area. Both units include a primary suite with an en suite bathroom and walk-in closet, while sliding doors provide access to private patio space. Separate backyards are enclosed by a new wood privacy fence, and the property includes a carport with covered parking.
The interiors have been refreshed with luxury vinyl plank and tile flooring, updated countertops, appliances, fresh paint, granite counters, and decorative lighting. Central air, vaulted ceilings, eat-in kitchens, and private entrances add to the unit configuration. A new roof was installed in 2024, and the duplex was originally built in 1976.
The property is positioned directly behind Central Market, Chick-fil-A, Starbucks, and other retailers in Fort Worth. One residence is furnished, and both units are currently rented under separate lease terms.
The interiors have been refreshed with luxury vinyl plank and tile flooring, updated countertops, appliances, fresh paint, granite counters, and decorative lighting. Central air, vaulted ceilings, eat-in kitchens, and private entrances add to the unit configuration. A new roof was installed in 2024, and the duplex was originally built in 1976.
The property is positioned directly behind Central Market, Chick-fil-A, Starbucks, and other retailers in Fort Worth. One residence is furnished, and both units are currently rented under separate lease terms.
Key Highlights
- 1,800 SF duplex with two 900 SF units
- Each unit includes 2 bedrooms, 2 full bathrooms, and individual laundry
- New roof installed in 2024
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
$31,514
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
7.42%
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%
$630,280
$630.3K
Cap Rate 7%
$450,200
$450.2K
Cap Rate 9%
$350,156
$350.2K
Market Conditions
NOI Build-Up for 1,800 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
$50.1K $27.84/SF
− Vacancy
−$5.1K −$2.83/SF
EGI
$45.0K $25.01/SF
− OpEx
−$13.5K −$7.50/SF
NOI
$31.5K $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%
$630,280
Cap Rate 7%
$450,200
Cap Rate 9%
$350,156
Alternative Uses
Best Use
Multifamily LT 5
$450.2K
$393.9K – $525.2K
NOI $31,514 @ 7.0% cap · market cap 7.42%
Second Best
Apartment 5plus
$391.0K
$342.1K – $456.2K
NOI $27,371 @ 7.0% cap · market cap 6.44%
Theoretical Best
Office A
$653.9K
$572.1K – $762.8K
NOI $45,770 @ 7.0% cap · market cap 10.77%
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
Paved road access
Location Intelligence
Trade Area within ½ mile
800
Businesses Nearby
Explore this area
Business Placement
Demographics for 76107, TX
31,591
Population
17,957
Households
1.8
Avg Household Size
37
Median Age
55%
College-Educated
91%
High-School Grad
10.7 sq mi
ZIP Area
2,952
Density / Sq Mi
$79,473
Median Household Income
$54,461
Median Earnings
$1,501
Median Rent
$431,300
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 residential units offer private outdoor areas, individual laundry, and refreshed interiors.
Where is this duplex located?
The property is located at 4709 Houghton Avenue Fort Worth, TX.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 1,800 SF duplex with two 900 SF units; Each unit includes 2 bedrooms, 2 full bathrooms, and individual laundry; New roof installed in 2024
