Updated Duplex with Private
For Sale
$289,000
807 W Broadus Ave, Fort Worth, TX 76115
Two refreshed residences offer separate laundry, individual access, and shared outdoor space with private fencing.
Property Size1,347 SF
Price / SF$214.55
Days on Market8
Property Features for 807 W Broadus Ave
General Information
Standard status
Active
Size
1,347 SF
Property subtype
Residential Income
Taxes and HOA fees
Annual Taxes
$5,142
Listing Agency:
RE/MAX Trinity
Listed By:
Duha Abdallah
(972) 317-9586
Source:
Exprealty
Added: Aug 28
Changed: Sep 3
Last Checked: Sep 3 at 2:11AM
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 RE/MAX Trinity
Investment Insights
Based on property information with market context.
This 1,347-square-foot duplex includes two updated units offered together. Improvements extend across the kitchens, bathrooms, and flooring. Each unit provides 2 bedrooms, 1 bathroom, in-unit laundry, and a private entrance. The property also includes parking and a fenced backyard.
Located in Fort Worth near major freeways, the Fort Worth Stockyards, and nearby universities including TCU, the property supports separate occupancy for two tenants. An owner-occupant may use one unit while leasing the other, subject to applicable requirements.
Located in Fort Worth near major freeways, the Fort Worth Stockyards, and nearby universities including TCU, the property supports separate occupancy for two tenants. An owner-occupant may use one unit while leasing the other, subject to applicable requirements.
Key Highlights
- Two updated units sold together as one duplex property
- Each unit includes 2 bedrooms, 1 bathroom, and in‑unit laundry
- Private entrance provided for both units
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
$23,583
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
8.16%
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%
$471,660
$471.7K
Cap Rate 7%
$336,900
$336.9K
Cap Rate 9%
$262,033
$262.0K
Market Conditions
NOI Build-Up for 1,347 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
$37.5K $27.84/SF
− Vacancy
−$3.8K −$2.83/SF
EGI
$33.7K $25.01/SF
− OpEx
−$10.1K −$7.50/SF
NOI
$23.6K $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%
$471,660
Cap Rate 7%
$336,900
Cap Rate 9%
$262,033
Alternative Uses
Best Use
Multifamily LT 5
$336.9K
$294.8K – $393.1K
NOI $23,583 @ 7.0% cap · market cap 8.16%
Second Best
Apartment 5plus
$292.6K
$256.0K – $341.4K
NOI $20,482 @ 7.0% cap · market cap 7.09%
Theoretical Best
Office A
$489.3K
$428.2K – $570.9K
NOI $34,252 @ 7.0% cap · market cap 11.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
839
Businesses Nearby
Explore this area
Business Placement
Demographics for 76115, TX
20,956
Population
6,706
Households
3.1
Avg Household Size
29
Median Age
17%
College-Educated
53%
High-School Grad
4.6 sq mi
ZIP Area
4,556
Density / Sq Mi
$51,823
Median Household Income
$29,868
Median Earnings
$1,177
Median Rent
$132,100
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 refreshed residences offer separate laundry, individual access, and shared outdoor space with private fencing.
Where is this duplex located?
The property is located at 807 W Broadus Ave Fort Worth, TX.
What is the asking price?
The asking price for this property is $289,000.
What are key features of this property?
This property features: Two updated units sold together as one duplex property; Each unit includes 2 bedrooms, 1 bathroom, and in‑unit laundry; Private entrance provided for both units
