Remodeled Duplex with Detached
For Sale
$259,700
4805 Parrish Road, Haltom City, TX 76117
Two separate living spaces include a leased one-bedroom apartment and a two-bedroom main residence.
Property Size1,116 SF
Price / SF$232.71
Days on Market47
Property Features for 4805 Parrish Road
General Information
Standard status
Active
Size
1,116 SF
Total Parking Spaces
2
Property subtype
Apartment
Units
Unit Mix
1 x 2BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Building Details
Year Built
1939
Listing Agency:
INC Realty, LLC
(972) 351-1095
Listed By:
Randall Garrett · License #0720823
(817) 565-6199
Source:
Lonestarluxuryrealty
Added: Jul 16
Changed: Aug 30
Last Checked: Aug 30 at 5:58PM
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 INC Realty, LLC
Investment Insights
Based on property information with market context.
This remodeled duplex combines a two-bedroom, one-bathroom main residence with a detached apartment measuring more than 500 square feet. The rear apartment has one bedroom, one bathroom, and a full kitchen, and is occupied by a month-to-month tenant. A detached two-car garage provides additional site functionality.
Renovations extended throughout the property, including electrical and plumbing systems, recessed lighting, ceiling fans, mini-split HVAC systems with heat pumps, insulation, windows, doors, flooring, and roofing. Foundation work has been completed with a transferable 10-year warranty. Built in 1939, the property is located at 4805 Parrish Road in Haltom City, Texas.
Renovations extended throughout the property, including electrical and plumbing systems, recessed lighting, ceiling fans, mini-split HVAC systems with heat pumps, insulation, windows, doors, flooring, and roofing. Foundation work has been completed with a transferable 10-year warranty. Built in 1939, the property is located at 4805 Parrish Road in Haltom City, Texas.
Key Highlights
- Two‑bedroom, one‑bathroom main residence
- Separate apartment exceeds 500 square feet and includes a full kitchen
- Apartment is leased to a month‑to‑month tenant
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
$8,407
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
3.24%
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%
$168,140
$168.1K
Cap Rate 7%
$120,100
$120.1K
Cap Rate 9%
$93,411
$93.4K
Market Conditions
NOI Build-Up for 1,116 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
$13.5K $12.12/SF
− Vacancy
−$1.5K −$1.36/SF
EGI
$12.0K $10.76/SF
− OpEx
−$3.6K −$3.23/SF
NOI
$8.4K $7.53/SF
Area
Tarrant County, TX
Vacancy
11.21%
Lease Rate
$12.12 /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%
$168,140
Cap Rate 7%
$120,100
Cap Rate 9%
$93,411
Alternative Uses
Best Use
Multifamily LT 5
$120.1K
$105.1K – $140.1K
NOI $8,407 @ 7.0% cap · market cap 3.24%
Second Best
Apartment 5plus
$104.4K
$91.4K – $121.8K
NOI $7,309 @ 7.0% cap · market cap 2.81%
Theoretical Best
Office A
$392.6K
$343.5K – $458.0K
NOI $27,480 @ 7.0% cap · market cap 10.58%
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
645
Businesses Nearby
Explore this area
Business Placement
Demographics for 76117, TX
33,398
Population
12,793
Households
2.6
Avg Household Size
34
Median Age
12%
College-Educated
71%
High-School Grad
10.9 sq mi
ZIP Area
3,064
Density / Sq Mi
$49,041
Median Household Income
$34,111
Median Earnings
$1,205
Median Rent
$185,300
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 separate living spaces include a leased one-bedroom apartment and a two-bedroom main residence.
Where is this duplex located?
The property is located at 4805 Parrish Road Haltom City, TX.
What is the asking price?
The asking price for this property is $259,700.
What are key features of this property?
This property features: Two‑bedroom, one‑bathroom main residence; Separate apartment exceeds 500 square feet and includes a full kitchen; Apartment is leased to a month‑to‑month tenant
