Two-Story Brick Fourplex with
For Sale
$725,000
5833 Shadydell Drive, Fort Worth, TX 76135
Well maintained two-story brick fourplex with townhome-style layouts, private fenced patios, and covered rear parking.
Property Size4,352 SF
Days on Market24
Property Features for 5833 Shadydell Drive
General Information
Standard status
Active
Size
4,352 SF
Total Parking Spaces
8
Property subtype
Quadruplex
Additional Details
Highway Access
Yes
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$11,612
Building Details
Building Size
4,352 SF
Year Built
1985
Stories
2
Tenancy
Multi
Listing Agency:
Monument Realty
(214) 705-7827
Listed By:
Hai Hoang · License #0656235
Source:
Nilesrealtygroup
Added: Jul 20
Changed: Aug 7
Last Checked: Aug 11 at 12:40PM
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 Monument Realty
Investment Insights
Based on property information with market context.
5833 Shadydell Dr is a well maintained two-story brick fourplex offering townhome-style units with two levels and practical in-unit amenities. Each unit features wood burning fireplaces, private fenced patios, and individual storage spaces, with all kitchen appliances included. Interiors are laid out with a spacious living area, kitchen, half bath, and a dedicated laundry area with full size washer and dryer connections on the lower level, along with two bedrooms and a full bathroom upstairs.
Parking is provided at the rear of the building, with each unit assigned two covered parking spaces. Three of the four units have already been updated, demonstrating a property that has seen recent improvements.
The building configuration supports resident privacy and convenience through patio space and dedicated storage, while maintaining a consistent two-bedroom, two-level layout across the four units.
Parking is provided at the rear of the building, with each unit assigned two covered parking spaces. Three of the four units have already been updated, demonstrating a property that has seen recent improvements.
The building configuration supports resident privacy and convenience through patio space and dedicated storage, while maintaining a consistent two-bedroom, two-level layout across the four units.
Key Highlights
- Well‑maintained 1985‑built two‑story brick fourplex with townhome‑style layouts
- Each unit features wood burning fireplace, private fenced patio, and covered parking plus individual storage
- Unit layouts include downstairs living area, kitchen, half bath, dedicated laundry area with full‑size washer/dryer connections, and two upstairs bedrooms with a full bath
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
$66,177
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
9.13%
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%
$1,323,540
$1.3M
Cap Rate 7%
$945,386
$945.4K
Cap Rate 9%
$735,300
$735.3K
Market Conditions
NOI Build-Up for 4,352 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
$134.7K $30.96/SF
− Vacancy
−$14.4K −$3.31/SF
EGI
$120.3K $27.65/SF
− OpEx
−$54.1K −$12.44/SF
NOI
$66.2K $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%
$1,323,540
Cap Rate 7%
$945,386
Cap Rate 9%
$735,300
Alternative Uses
Best Use
Multifamily LT 5
$1.09M
$952.4K – $1.27M
NOI $76,195 @ 7.0% cap · market cap 10.51%
Second Best
Apartment 5plus
$945.4K
$827.2K – $1.10M
NOI $66,177 @ 7.0% cap · market cap 9.13%
Theoretical Best
Office A
$1.58M
$1.38M – $1.84M
NOI $110,663 @ 7.0% cap · market cap 15.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
597
Businesses Nearby
Explore this area
Business Placement
Demographics for 76135, TX
22,009
Population
8,148
Households
2.7
Avg Household Size
37
Median Age
22%
College-Educated
90%
High-School Grad
25.6 sq mi
ZIP Area
860
Density / Sq Mi
$70,590
Median Household Income
$41,535
Median Earnings
$1,210
Median Rent
$250,600
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?
Quadplex - Well maintained two-story brick fourplex with townhome-style layouts, private fenced patios, and covered rear parking.
Where is this quadplex located?
The property is located at 5833 Shadydell Drive Fort Worth, TX.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: Well‑maintained 1985‑built two‑story brick fourplex with townhome‑style layouts; Each unit features wood burning fireplace, private fenced patio, and covered parking plus individual storage; Unit layouts include downstairs living area, kitchen, half bath, dedicated laundry area with full‑size washer/dryer connections, and two upstairs bedrooms with a full bath
