Freestanding Conventional
For Sale
$1,130,000
4913 Ohio Garden Rd, Fort Worth, TX 76114
Freestanding restaurant property with an absolute net lease and scheduled rent increases.
Property Size3,370 SF
Price / SF$335.31
Days on Market150
Property Features for 4913 Ohio Garden Rd
General Information
Standard status
Active
Size
3,370 SF
Property subtype
Restaurant
Lease Type
Absolute Net
Amenities
Absolute Net Lease | 6.3 Years Remaining | 10 Percent Rent Increase in 2027
Near the Signalized Intersection of Ohio Garden Rd & River Oaks Blvd (11,568 VPD)
Expansive Consumer Base | 216,000+ Residents & 354,000+ Employees (5-Mile Radius)
Attractive Price-Point | Offered Below Replacement Cost
Minutes from Naval Air Station Joint Reserve Base Fort Worth (11,000 Personnel) and Lockheed Martin Aeronautics
Building Details
Building Size
3,370 SF
Listing Agency:
Dallas Office
(972) 755-5205
Listed By:
Vincent Knipp · License #TX: 0579633
(972) 755-5205
Source:
Marcusmillichap
Added: Apr 3
Changed: Aug 30
Last Checked: Aug 30 at 2:24AM
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 Dallas Office
Investment Insights
Based on property information with market context.
Nish Mediterranean Grill occupies a 3,370-square-foot freestanding restaurant building on approximately 0.78 acres. The property is structured under an absolute net lease, providing a defined lease framework for the operating restaurant use.
Located at 4913 Ohio Garden Rd in Fort Worth, Texas, the lease has 6.3 years remaining. Contractual increases include a 10% rent increase in 2027 and a 5% annual rent increase during the option period.
Located at 4913 Ohio Garden Rd in Fort Worth, Texas, the lease has 6.3 years remaining. Contractual increases include a 10% rent increase in 2027 and a 5% annual rent increase during the option period.
Key Highlights
- 3,370‑square‑foot freestanding restaurant building
- Approximately 0.78 acres of land
- Absolute net lease structure
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
$58,037
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
5.14%
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%
$1,160,740
$1.2M
Cap Rate 7%
$829,100
$829.1K
Cap Rate 9%
$644,856
$644.9K
Market Conditions
NOI Build-Up for 3,370 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
$81.3K $24.12/SF
− Vacancy
−$3.9K −$1.16/SF
EGI
$77.4K $22.96/SF
− OpEx
−$19.3K −$5.74/SF
NOI
$58.0K $17.22/SF
Area
Fort Worth, TX
Vacancy
4.80%
Lease Rate
$24.12 /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%
$1,160,740
Cap Rate 7%
$829,100
Cap Rate 9%
$644,856
Alternative Uses
Best Use
Specialty Retail
$829.1K
$725.5K – $967.3K
NOI $58,037 @ 7.0% cap · market cap 5.14%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.22M
$1.07M – $1.43M
NOI $85,692 @ 7.0% cap · market cap 7.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
468
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 76114, TX
26,676
Population
10,648
Households
2.5
Avg Household Size
36
Median Age
18%
College-Educated
76%
High-School Grad
9.7 sq mi
ZIP Area
2,750
Density / Sq Mi
$61,055
Median Household Income
$40,145
Median Earnings
$1,231
Median Rent
$195,400
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?
Conventional restaurant - Freestanding restaurant property with an absolute net lease and scheduled rent increases.
Where is this conventional restaurant located?
The property is located at 4913 Ohio Garden Rd Fort Worth, TX.
What is the asking price?
The asking price for this property is $1,130,000.
What are key features of this property?
This property features: 3,370‑square‑foot freestanding restaurant building; Approximately 0.78 acres of land; Absolute net lease structure
