Updated Two-Unit
For Sale
$320,000
825 Holden Street, Fort Worth, TX 76111
Two residential units offer matching two-bedroom, one-bath layouts with central air and electric ranges.
Property Size1,631 SF
Price / SF$196.20
Days on Market226
Property Features for 825 Holden Street
General Information
Standard status
Active
Size
1,631 SF
Total Parking Spaces
2
Property subtype
Multi-Family / Full Duplex
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Average Monthly Rent
$1,600
Amenities
Central Air
Central
Vinyl
Electric Range
Cable TV Available
No
Composition
One
1
Pillar/Post/Pier
Public Records
2
Siding
Building Details
Year Built
1926
Buildings
1
Listing Agency:
LC Timms, Broker
(817) 769-0603
Listed By:
LC Timms · License #0471191
(817) 769-0603
Source:
Compass
Added: Jan 15
Changed: Aug 29
Last Checked: Aug 29 at 1:20PM
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 LC Timms, Broker
Investment Insights
Based on property information with market context.
This updated duplex contains two residential units, each arranged with two bedrooms and one bathroom. Interior features include central air, central heating, vinyl flooring, electric ranges, and cable TV availability. Exterior materials include siding and composition elements, with a pillar, post, or pier foundation. The property was built in 1926.
Located at 825 Holden Street in Fort Worth’s Riverside area, the duplex sits within a residential neighborhood. Existing lease terms extend through August 2026 for one unit and January 2028 for the other, providing defined occupancy timelines for the two sides.
Located at 825 Holden Street in Fort Worth’s Riverside area, the duplex sits within a residential neighborhood. Existing lease terms extend through August 2026 for one unit and January 2028 for the other, providing defined occupancy timelines for the two sides.
Key Highlights
- Two units, each with 2 bedrooms and 1 bathroom
- Central air and central heating in both residential units
- Vinyl flooring and electric ranges
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
$28,556
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
8.92%
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%
$571,120
$571.1K
Cap Rate 7%
$407,943
$407.9K
Cap Rate 9%
$317,289
$317.3K
Market Conditions
NOI Build-Up for 1,631 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
$45.4K $27.84/SF
− Vacancy
−$4.6K −$2.83/SF
EGI
$40.8K $25.01/SF
− OpEx
−$12.2K −$7.50/SF
NOI
$28.6K $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%
$571,120
Cap Rate 7%
$407,943
Cap Rate 9%
$317,289
Alternative Uses
Best Use
Multifamily LT 5
$407.9K
$357.0K – $475.9K
NOI $28,556 @ 7.0% cap · market cap 8.92%
Second Best
Apartment 5plus
$354.3K
$310.0K – $413.4K
NOI $24,801 @ 7.0% cap · market cap 7.75%
Theoretical Best
Office A
$592.5K
$518.4K – $691.2K
NOI $41,473 @ 7.0% cap · market cap 12.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,034
Businesses Nearby
Explore this area
Business Placement
Demographics for 76111, TX
22,512
Population
8,523
Households
2.6
Avg Household Size
33
Median Age
15%
College-Educated
67%
High-School Grad
7.4 sq mi
ZIP Area
3,042
Density / Sq Mi
$56,944
Median Household Income
$37,149
Median Earnings
$1,272
Median Rent
$199,100
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 residential units offer matching two-bedroom, one-bath layouts with central air and electric ranges.
Where is this duplex located?
The property is located at 825 Holden Street Fort Worth, TX.
What is the asking price?
The asking price for this property is $320,000.
What are key features of this property?
This property features: Two units, each with 2 bedrooms and 1 bathroom; Central air and central heating in both residential units; Vinyl flooring and electric ranges
