Neighborhood Retail Center with Multiple
For Sale
$2,150,000
5932 River Oaks Boulevard, Fort Worth, TX 76114
Multi-tenant retail center with seven suites, anchored by State Farm, and a 2025 roof replacement.
Property Size12,047 SF
Lot Size0.69 Acres
Price / SF$178.47
Days on Market52
Property Features for 5932 River Oaks Boulevard
General Information
Standard status
Active
Size
12,047 SF
Lot size
0.69 Acres
Property subtype
Retail
Zoning
E
Occupancy
85%
Additional Details
Cap Rate
7.6%
Building Details
Building Size
12,047 SF
Year Built
1986
Tenancy
Multi
Listing Agency:
SVN | Trinity Advisors
(817) 288-5508
Listed By:
James Blake, CCIM · License #TX #340987
Source:
Svn
Added: Jul 3
Changed: Aug 15
Last Checked: Aug 23 at 3:18AM
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 SVN | Trinity Advisors
Investment Insights
Based on property information with market context.
Calloway Center is a 12,047-square-foot, seven-unit neighborhood retail center built in 1986. The property is currently 85% occupied and is zoned “E” Commercial. Tenancy includes State Farm Insurance (in place since 1998) along with Happy Donuts, Fort Worth Float Company, Liquor Empire, Royal Spa, and Eduardo's Pastry Kitchen, reflecting a mix of daily-needs and service-oriented uses. Recent ownership improvements include a new roof installed in 2025.
The center is located at 5932-5952 River Oaks Boulevard in Fort Worth, Texas. The site encompasses approximately 0.69 acres and is presented as an existing multi-tenant retail asset with an occupied base and space remaining for lease.
For investors, Calloway Center offers a diversified neighborhood tenant mix with established operators and a portion of remaining vacancy that may be targeted for additional leasing. For retail users, the property’s current tenant roster supports a service retail environment, and the existing unit configuration within a single retail center can simplify merchandising and day-to-day operations compared with standalone locations.
The center is located at 5932-5952 River Oaks Boulevard in Fort Worth, Texas. The site encompasses approximately 0.69 acres and is presented as an existing multi-tenant retail asset with an occupied base and space remaining for lease.
For investors, Calloway Center offers a diversified neighborhood tenant mix with established operators and a portion of remaining vacancy that may be targeted for additional leasing. For retail users, the property’s current tenant roster supports a service retail environment, and the existing unit configuration within a single retail center can simplify merchandising and day-to-day operations compared with standalone locations.
Key Highlights
- 12,047 SF neighborhood multi‑tenant retail center at 5932‑5952 River Oaks Boulevard with 7 units
- Built in 1986 and located on approximately 0.69 acres; zoned "E" Commercial
- Currently 85% occupied by a mix of neighborhood service tenants, including State Farm Insurance (occupied since 1998)
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
$193,638
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
9.01%
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%
$3,872,760
$3.9M
Cap Rate 7%
$2,766,257
$2.8M
Cap Rate 9%
$2,151,533
$2.2M
Market Conditions
NOI Build-Up for 12,047 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
$290.6K $24.12/SF
− Vacancy
−$13.9K −$1.16/SF
EGI
$276.6K $22.96/SF
− OpEx
−$83.0K −$6.89/SF
NOI
$193.6K $16.07/SF
Area
Fort Worth, TX
Vacancy
4.80%
Lease Rate
$24.12 /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%
$3,872,760
Cap Rate 7%
$2,766,257
Cap Rate 9%
$2,151,533
Alternative Uses
Best Use
Retail
$2.77M
$2.42M – $3.23M
NOI $193,638 @ 7.0% cap · market cap 9.01%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.38M
$3.83M – $5.11M
NOI $306,331 @ 7.0% cap · market cap 14.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
85%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
382
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
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Frequently Asked Questions
What type of property is this?
Shopping center - Multi-tenant retail center with seven suites, anchored by State Farm, and a 2025 roof replacement.
Where is this shopping center located?
The property is located at 5932 River Oaks Boulevard Fort Worth, TX.
What is the asking price?
The asking price for this property is $2,150,000.
What are key features of this property?
This property features: 12,047 SF neighborhood multi‑tenant retail center at 5932‑5952 River Oaks Boulevard with 7 units; Built in 1986 and located on approximately 0.69 acres; zoned "E" Commercial; Currently 85% occupied by a mix of neighborhood service tenants, including State Farm Insurance (occupied since 1998)
