Freestanding Corner Retail
For Sale
$849,000
5149 River Oaks Boulevard, River Oaks, TX 76114
CommercialSale, River Oaks, TX
Property Size3,817 SF
Lot Size0.46 Acres
Price / SF$222.43
Days on Market55
Property Features for 5149 River Oaks Boulevard
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning description
Commercial
Parking features
Parking Lot
Subdivision
Forest Acres Add
Directions
Use GPS. 5149 River Oaks Blvd 76114 Heading North on River Oaks BLVD. Property will be on Right side of Intersection at corner of River Oaks and Merrick
Standard status
Active
APN
00940763
Lot size
0.46 Acres
Taxes and HOA fees
Tax Description
FOREST ACRES ADDITION LOT 6A & 42270 BLK LOT
Tax Annual Amount
4106
Legal Description
FOREST ACRES ADDITION LOT 6A & 42270 BLK LOT
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1938
Floors in Building
1
Number of units
3
Flooring type
Concrete
Building materials
Block
Roof type
Mixed, Metal
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 30 at 2:06AM
MLS# 21322964
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 freestanding retail property occupies approximately 0.459 acres at 5149 River Oaks Boulevard in River Oaks. The building was constructed in 1938 and includes block construction, concrete flooring, central heating, central air, and a parking lot. Mixed and metal roofing complete the existing improvements.
Positioned on a hard corner, the property offers street frontage, exposure to daily traffic, and access to major thoroughfares. Public water and public sewer serve the site. The surrounding trade area includes residential neighborhoods and local businesses, with connectivity to Downtown Fort Worth, Lake Worth, and nearby communities.
Positioned on a hard corner, the property offers street frontage, exposure to daily traffic, and access to major thoroughfares. Public water and public sewer serve the site. The surrounding trade area includes residential neighborhoods and local businesses, with connectivity to Downtown Fort Worth, Lake Worth, and nearby communities.
Key Highlights
- Freestanding retail building on approximately 0.459 acres
- Hard‑corner position at 5149 River Oaks Boulevard
- On‑site parking lot with street frontage
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
$63,356
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
7.46%
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%
$1,267,120
$1.3M
Cap Rate 7%
$905,086
$905.1K
Cap Rate 9%
$703,956
$704.0K
Market Conditions
NOI Build-Up for 3,817 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
$95.3K $24.96/SF
− Vacancy
−$4.8K −$1.25/SF
EGI
$90.5K $23.71/SF
− OpEx
−$27.2K −$7.11/SF
NOI
$63.4K $16.60/SF
Area
Tarrant County, TX
Vacancy
5.00%
Lease Rate
$24.96 /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%
$1,267,120
Cap Rate 7%
$905,086
Cap Rate 9%
$703,956
Alternative Uses
Best Use
Retail
$905.1K
$792.0K – $1.06M
NOI $63,356 @ 7.0% cap · market cap 7.46%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.34M
$1.17M – $1.57M
NOI $93,990 @ 7.0% cap · market cap 11.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
467
Businesses Nearby
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
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Frequently Asked Questions
What type of property is this?
Retail space - Flexible commercial building with on-site parking, central HVAC, and public utilities in an established River Oaks trade area.
Where is this retail space located?
The property is located at 5149 River Oaks Boulevard River Oaks, TX.
What is the asking price?
The asking price for this property is $849,000.
What are key features of this property?
This property features: Freestanding retail building on approximately 0.459 acres; Hard‑corner position at 5149 River Oaks Boulevard; On‑site parking lot with street frontage
