Updated Corner-Lot
For Sale
$624,900
5401 Ledgestone Dr, Fort Worth, TX 76132
Two attached residences offer separate garages, remodeled interiors, and established occupancy near retail and dining.
Property Size3,504 SF
Lot Size0.41 Acres
Price / SF$178.34
Days on Market41
Property Features for 5401 Ledgestone Dr
General Information
Standard status
Active
Size
3,504 SF
Total Parking Spaces
4
Lot size
0.41 Acres
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
1 x 3BR/2BA, 1 x 2BR/2BA
Multifamily Units
2
Additional Details
Road Access
Yes
Sprinkler System
Yes
Building Details
Year Built
1985
Buildings
1
Construction
all-brick
Tenancy
Multi
Listing Agency:
JPAR Dallas
(972) 836-9295
Listed By:
Shokor Jawshan
Source:
Brandeekelley
Added: Jul 20
Changed: Aug 28
Last Checked: Aug 29 at 12:10PM
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 JPAR Dallas
Investment Insights
Based on property information with market context.
This attached duplex contains two income-producing residences on one parcel, totaling 3,504 square feet. The unit at 4833 South Dr. W has three bedrooms, two bathrooms, and a two-car garage, while 5401 Ledgestone Dr. provides two bedrooms, two bathrooms, and its own two-car garage. Both addresses face different streets from the corner lot, creating distinct entrances and orientations.
Built in 1985, the property sits on 0.405 acres with a wrap-around backyard, paved guest parking area, maintained lawn, and sprinkler system. Interior improvements include updated flooring, kitchens, and bathrooms. The duplex is fully occupied by long-term tenants and is located one street from a major shopping district with nearby retail, dining, and daily necessities.
Built in 1985, the property sits on 0.405 acres with a wrap-around backyard, paved guest parking area, maintained lawn, and sprinkler system. Interior improvements include updated flooring, kitchens, and bathrooms. The duplex is fully occupied by long-term tenants and is located one street from a major shopping district with nearby retail, dining, and daily necessities.
Key Highlights
- 3,504 SF attached duplex on a 0.405‑acre corner lot
- Two units: 3‑bedroom/2‑bath and 2‑bedroom/2‑bath
- Each residence includes a 2‑car garage
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
$53,282
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
8.53%
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%
$1,065,640
$1.1M
Cap Rate 7%
$761,171
$761.2K
Cap Rate 9%
$592,022
$592.0K
Market Conditions
NOI Build-Up for 3,504 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
$108.5K $30.96/SF
− Vacancy
−$11.6K −$3.31/SF
EGI
$96.9K $27.65/SF
− OpEx
−$43.6K −$12.44/SF
NOI
$53.3K $15.21/SF
Area
Fort Worth, TX
Vacancy
10.70%
Lease Rate
$30.96 /SF/Yr
Expense Ratio
45.00%
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%
$1,065,640
Cap Rate 7%
$761,171
Cap Rate 9%
$592,022
Alternative Uses
Best Use
Multifamily LT 5
$876.4K
$766.9K – $1.02M
NOI $61,348 @ 7.0% cap · market cap 9.82%
Second Best
Apartment 5plus
$761.2K
$666.0K – $888.0K
NOI $53,282 @ 7.0% cap · market cap 8.53%
Theoretical Best
Office A
$1.27M
$1.11M – $1.49M
NOI $89,100 @ 7.0% cap · market cap 14.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Sprinkler system
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
906
Businesses Nearby
Explore this area
Business Placement
Demographics for 76132, TX
26,249
Population
13,906
Households
1.9
Avg Household Size
38
Median Age
49%
College-Educated
96%
High-School Grad
7.4 sq mi
ZIP Area
3,547
Density / Sq Mi
$67,017
Median Household Income
$42,579
Median Earnings
$1,354
Median Rent
$401,200
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 attached residences offer separate garages, remodeled interiors, and established occupancy near retail and dining.
Where is this duplex located?
The property is located at 5401 Ledgestone Dr Fort Worth, TX.
What is the asking price?
The asking price for this property is $624,900.
What are key features of this property?
This property features: 3,504 SF attached duplex on a 0.405‑acre corner lot; Two units: 3‑bedroom/2‑bath and 2‑bedroom/2‑bath; Each residence includes a 2‑car garage
