Updated Two-Unit
New
For Sale
$289,000
809 W Broadus Street, Fort Worth, TX 76115
ResidentialIncome, Fort Worth, TX
Property Size1,347 SF
Lot Size0.12 Acres
Price / SF$214.55
Days on Market7
Property Features for 809 W Broadus Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 1, Bedroom 4, Bedroom 3, Bathroom 1, Bathroom 2
Parking
4
Parking features
Garage, Driveway
Interior features
GraniteCounters, WalkInClosets
Appliances
Dryer, Dishwasher, ElectricCooktop, Disposal, Microwave, Refrigerator, Washer
Subdivision
South Side Add
Elementary school
Hubbard
Middle school
Rosemont
High school
Southhills
Elementary school district
Fort Worth ISD
Middle school district
Fort Worth ISD
High school district
Fort Worth ISD
Directions
Exit to Seminary dr. Make a right onto Seminary Dr, then a left onto Hemphill, turn right on W Broadus
Standard status
Active
APN
02894882
Size
1,347 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Description
SOUTH SIDE ADDITION-FT WORTH BLOCK 17 LOT 14
Tax Annual Amount
5142
Legal Description
SOUTH SIDE ADDITION-FT WORTH BLOCK 17 LOT 14
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Central Air
Water source
Public
Amenities
in-unit laundry
private entrance
private fenced backyard
Building Details
Year built
1982
Floors in Building
1
Number of units
2
Flooring type
Vinyl, Tile
Building materials
Brick
Roof type
Shingle
Listing Agency:
RE/MAX Trinity · RE/MAX International
(972) 317-9586
Listed By:
Duha Abdallah
(972) 841-0698
Added: Aug 28
Changed: Sep 2
Last Checked: Sep 3 at 5:06PM
MLS# 21372138
Copyright © 2026 North Texas Real Estate Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex contains two separately accessed residences, each arranged with two bedrooms and one bathroom. The interiors have updated kitchens, bathrooms, and flooring, with granite counters, walk-in closets, in-unit laundry, and a range of included appliances. Tile and vinyl flooring, central air, natural gas heat, and public water and sewer support day-to-day functionality. The property also includes driveway and garage parking, a private fenced backyard, brick construction, and a shingle roof.
The building offers 1,347 square feet on a 0.115-acre parcel in Fort Worth. It was built in 1982 and is positioned near major freeways, the Fort Worth Stockyards, and nearby universities, including TCU. The two-unit configuration supports separate occupancy, including an arrangement in which one residence is occupied by the owner and the other is rented.
The building offers 1,347 square feet on a 0.115-acre parcel in Fort Worth. It was built in 1982 and is positioned near major freeways, the Fort Worth Stockyards, and nearby universities, including TCU. The two-unit configuration supports separate occupancy, including an arrangement in which one residence is occupied by the owner and the other is rented.
Key Highlights
- Two residences, each with 2 bedrooms and 1 bathroom
- Updated kitchens, bathrooms, and flooring in both units
- 1,347 square feet on a 0.115‑acre lot
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
Lease Details
2
Residential units
Yes
Highway access
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 - Both residences include private entrances, in-unit laundry, refreshed interiors, and access to parking and a fenced backyard.
Where is this duplex located?
The property is located at 809 W Broadus Street 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 residences, each with 2 bedrooms and 1 bathroom; Updated kitchens, bathrooms, and flooring in both units; 1,347 square feet on a 0.115‑acre lot
