Under-Construction Lakefront Condo
For Sale
$1,400,000
9216 Live Oak Lane, Fort Worth, TX 76179
MULTI_FAMILY - Fort Worth, TX
Property Size3,400 SF
Lot Size0.96 Acres
Price / SF$411.76
Days on Market45
Property Features for 9216 Live Oak Lane
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Bedrooms
3
Bathrooms
4
Full bathrooms
3
Half bathrooms
1
Rooms
Bathroom 4, Bathroom 2, Bathroom 1, Bedroom 3, Bedroom 1, Bedroom 2, Bathroom 3
Parking
3
Parking features
Parking Lot
Interior features
OpenFloorplan
Exterior features
BoatSlip, PermeablePaving
Appliances
ElectricRange
Subdivision
Marina Cove
Lot features
Interior Lot, Level, Waterfront
View
Water
Elementary school
Eagle Mountain
Middle school
Wayside
High school
Eagle Mountain
Elementary school district
Eagle MT-Saginaw ISD
Middle school district
Eagle MT-Saginaw ISD
High school district
Eagle MT-Saginaw ISD
Directions
From Fort Worth, take TX-199 or N Henderson St to NW Loop 820. Turn left onto Azle Ave and Right onto Boat Club Road or 1220. Follow for approx. 6.4 miles and turn Left onto Live Oak Lane.
Standard status
Active
APN
04291603
Size
3,400 SF
Lot size
0.96 Acres
Taxes and HOA fees
Tax Description
Armendaris, Juan Survey Abstract 1765 Tract 1
Tax Annual Amount
16335
HOA Fee
$3,000 Annually
Legal Description
Armendaris, Juan Survey Abstract 1765 Tract 1
Utilities
Heating system
Central
Cooling system
Ceiling Fan(s)
Water source
Public
Water front features
Lake Front, Waterfront
Water front
1
Amenities
community pool
private boat dock access
Building Details
Year built
2026
Floors in Building
3
Number of units
1
Flooring type
Vinyl
Building materials
StoneVeneer, WoodSiding
Roof type
Metal
Listing Agency:
Monument Realty
(214) 705-7827
Listed By:
Joshua Hammonds · License #0823491
(214) 705-7827
Added: Jul 18
Changed: Aug 12
Last Checked: Aug 31 at 9:06AM
MLS# 21249755
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 under-construction multifamily condo building is being built as four-story residences with open-concept living. The homes feature approximately 3,400 square feet of interior living space with four bedrooms and three bathrooms. Interior finishes include wide-plank hardwood flooring, oversized windows, designer lighting, and a chef-inspired kitchen with oversized waterfall islands, custom cabinetry, premium appliances, and wine storage. Each residence includes private elevator access to every level, along with a spacious primary suite and a spa-like bath. Outdoor living includes a private rooftop terrace with an outdoor kitchen.
The property is described as lake front, with public water service and a metal roof. Exterior features include boat slip access and permeable paving. Construction materials include stone veneer and wood siding, with central heating and cooling, plus a utility room with built-ins. Parking is provided through a parking lot.
Community amenities are described as resort-style, including a luxury community pool and private boat dock access.
The property is described as lake front, with public water service and a metal roof. Exterior features include boat slip access and permeable paving. Construction materials include stone veneer and wood siding, with central heating and cooling, plus a utility room with built-ins. Parking is provided through a parking lot.
Community amenities are described as resort-style, including a luxury community pool and private boat dock access.
Key Highlights
- Lake front property with waterfront and lake front features plus boat slip access
- Under construction with Year Built 2026
- Four‑story residences with private elevator access to every level
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
$51,700
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
3.69%
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%
$1,034,000
$1.0M
Cap Rate 7%
$738,571
$738.6K
Cap Rate 9%
$574,444
$574.4K
Market Conditions
NOI Build-Up for 3,400 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
$105.3K $30.96/SF
− Vacancy
−$11.3K −$3.31/SF
EGI
$94.0K $27.65/SF
− OpEx
−$42.3K −$12.44/SF
NOI
$51.7K $15.21/SF
Area
ZIP 76179
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%
$1,034,000
Cap Rate 7%
$738,571
Cap Rate 9%
$574,444
Alternative Uses
Best Use
Apartment 5plus
$738.6K
$646.3K – $861.7K
NOI $51,700 @ 7.0% cap · market cap 3.69%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$4.06M
$3.55M – $4.73M
NOI $284,038 @ 7.0% cap · market cap 20.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
132
Businesses Nearby
Explore this area
Business Placement
Demographics for 76179, TX
68,333
Population
26,227
Households
2.6
Avg Household Size
34
Median Age
31%
College-Educated
92%
High-School Grad
51.9 sq mi
ZIP Area
1,317
Density / Sq Mi
$108,428
Median Household Income
$53,878
Median Earnings
$1,840
Median Rent
$299,300
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?
Multifamily property - Under construction four-story lakefront condos with private elevator access and rooftop terrace featuring an outdoor kitchen.
Where is this multifamily property located?
The property is located at 9216 Live Oak Lane Fort Worth, TX.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Lake front property with waterfront and lake front features plus boat slip access; Under construction with Year Built 2026; Four‑story residences with private elevator access to every level
