Full Brick Duplex with 2-Car
For Sale
$448,900
7809 Laver Court 7809-7811, Fort Worth, TX 76112
Two separate units in a full brick duplex, with garages and fireplaces, plus one side tenant-occupied under an active lease.
Property Size2,500 SF
Days on Market57
Property Features for 7809 Laver Court 7809-7811
General Information
Standard status
Active
Size
2,500 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$8,021
Building Details
Building Size
2,500 SF
Year Built
1984
Listing Agency:
Monument Realty
(214) 705-7827
Listed By:
Angelica Vargas · License #0774570
Source:
Nilesrealtygroup
Added: Jul 5
Changed: Aug 23
Last Checked: Aug 29 at 2:22PM
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.
This full brick duplex offers two distinct residences under one roof, with one 3-bedroom, 2-bath unit and one 2-bedroom, 2-bath unit. Each side includes its own 2-car garage, formal living and dining areas, and a wood burning fireplace. Interior layouts also feature large open kitchens with breakfast nooks, dedicated laundry rooms, and primary baths with large walk-in closets. Combined, the property provides 5 bedrooms and 4 full bathrooms across both units.
The duplex is tucked away on a quiet cul-de-sac near Arlington in East Fort Worth. The property is positioned for convenient access to Arlington, Downtown Fort Worth, I-30, as well as shopping, dining, and entertainment.
For buyers seeking rental flexibility, one side is already tenant occupied, with a lease in place extending for the next year, supporting immediate income. Owner-occupants may also find the layout workable for living in one unit while renting the other, supported by separate unit configurations and private garage parking for each side.
The duplex is tucked away on a quiet cul-de-sac near Arlington in East Fort Worth. The property is positioned for convenient access to Arlington, Downtown Fort Worth, I-30, as well as shopping, dining, and entertainment.
For buyers seeking rental flexibility, one side is already tenant occupied, with a lease in place extending for the next year, supporting immediate income. Owner-occupants may also find the layout workable for living in one unit while renting the other, supported by separate unit configurations and private garage parking for each side.
Key Highlights
- Full brick duplex built in 1984 with two separate units
- Unit mix: one 3‑bedroom, 2‑bath unit and one 2‑bedroom, 2‑bath unit (5 total bedrooms, 4 full baths)
- One side is tenant occupied with an active lease for the next year
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
$38,015
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
8.47%
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%
$760,300
$760.3K
Cap Rate 7%
$543,071
$543.1K
Cap Rate 9%
$422,389
$422.4K
Market Conditions
NOI Build-Up for 2,500 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
$77.4K $30.96/SF
− Vacancy
−$8.3K −$3.31/SF
EGI
$69.1K $27.65/SF
− OpEx
−$31.1K −$12.44/SF
NOI
$38.0K $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%
$760,300
Cap Rate 7%
$543,071
Cap Rate 9%
$422,389
Alternative Uses
Best Use
Multifamily LT 5
$625.3K
$547.1K – $729.5K
NOI $43,770 @ 7.0% cap · market cap 9.75%
Second Best
Apartment 5plus
$543.1K
$475.2K – $633.6K
NOI $38,015 @ 7.0% cap · market cap 8.47%
Theoretical Best
Office A
$908.1K
$794.6K – $1.06M
NOI $63,570 @ 7.0% cap · market cap 14.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
120
Businesses Nearby
Explore this area
Business Placement
Demographics for 76112, TX
43,132
Population
19,077
Households
2.3
Avg Household Size
35
Median Age
21%
College-Educated
84%
High-School Grad
11.3 sq mi
ZIP Area
3,817
Density / Sq Mi
$56,179
Median Household Income
$35,543
Median Earnings
$1,215
Median Rent
$207,100
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two separate units in a full brick duplex, with garages and fireplaces, plus one side tenant-occupied under an active lease.
Where is this duplex located?
The property is located at 7809 Laver Court 7809-7811 Fort Worth, TX.
What is the asking price?
The asking price for this property is $448,900.
What are key features of this property?
This property features: Full brick duplex built in 1984 with two separate units; Unit mix: one 3‑bedroom, 2‑bath unit and one 2‑bedroom, 2‑bath unit (5 total bedrooms, 4 full baths); One side is tenant occupied with an active lease for the next year
