Two-Unit
New
For Sale
$280,000
517 Isbell Rd, Fort Worth, TX 76114
Single-story property with separate residences, private bedrooms, and off-street parking.
Property Size1,420 SF
Price / SF$197.18
Days on Market5
Property Features for 517 Isbell Rd
General Information
Standard status
Active
Size
1,420 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Building Details
Year Built
1942
Stories
1
Listing Agency:
Specialized Property Mngmnt
Listed By:
Jeremy Humphrey · License #0703866
(832) 237-9200
Source:
Teamrobbins
Added: Sep 9
Changed: Sep 10
Last Checked: Sep 13 at 12:42PM
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 Specialized Property Mngmnt
Investment Insights
Based on property information with market context.
Built in 1942, this duplex includes two separate residences, each with 2 bedrooms and 1 bathroom within a single-story layout. The units provide individual living areas, private bedrooms, and convenient off-street parking across 1,420 square feet. The configuration supports multiple households, an owner-occupant arrangement, or continued rental use.
The property is located at 517 Isbell Rd in Fort Worth within Castleberry ISD. Major Fort Worth thoroughfares, shopping, dining, and Downtown Fort Worth are all identified as accessible from the property, placing everyday services and employment areas within the surrounding context.
The property is located at 517 Isbell Rd in Fort Worth within Castleberry ISD. Major Fort Worth thoroughfares, shopping, dining, and Downtown Fort Worth are all identified as accessible from the property, placing everyday services and employment areas within the surrounding context.
Key Highlights
- Two separate 2‑bedroom, 1‑bath units
- 1,420 square feet across a single‑story duplex
- Built in 1942
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
$24,861
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
8.88%
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%
$497,220
$497.2K
Cap Rate 7%
$355,157
$355.2K
Cap Rate 9%
$276,233
$276.2K
Market Conditions
NOI Build-Up for 1,420 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
$39.5K $27.84/SF
− Vacancy
−$4.0K −$2.83/SF
EGI
$35.5K $25.01/SF
− OpEx
−$10.7K −$7.50/SF
NOI
$24.9K $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%
$497,220
Cap Rate 7%
$355,157
Cap Rate 9%
$276,233
Alternative Uses
Best Use
Multifamily LT 5
$355.2K
$310.8K – $414.4K
NOI $24,861 @ 7.0% cap · market cap 8.88%
Second Best
Apartment 5plus
$308.5K
$269.9K – $359.9K
NOI $21,593 @ 7.0% cap · market cap 7.71%
Theoretical Best
Office A
$515.8K
$451.4K – $601.8K
NOI $36,108 @ 7.0% cap · market cap 12.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
130
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 - Single-story property with separate residences, private bedrooms, and off-street parking.
Where is this duplex located?
The property is located at 517 Isbell Rd Fort Worth, TX.
What is the asking price?
The asking price for this property is $280,000.
What are key features of this property?
This property features: Two separate 2‑bedroom, 1‑bath units; 1,420 square feet across a single‑story duplex; Built in 1942
