Fully Leased Duplex
For Sale
$795,000
9365 Live Oak Ln, Fort Worth, TX 76179
Income-producing duplex paired with a warehouse, offering leased improvements and access to Eagle Mountain Lake-area corridors.
Property Size2,834 SF
Price / SF$280.52
Days on Market40
Property Features for 9365 Live Oak Ln
General Information
Standard status
Active
Size
2,834 SF
Property subtype
Multi-Family
Occupancy
100%
Additional Details
Warehouse Space
6,960 SF
Building Details
Year Built
1945
Buildings
2
Listing Agency:
BHHS Premier Properties
(817) 806-4100
Listed By:
Jennifer Franke · License #0620184
Source:
Realtexasrealty
Added: Jul 21
Changed: Aug 29
Last Checked: Aug 25 at 5:20AM
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 BHHS Premier Properties
Investment Insights
Based on property information with market context.
This income-producing property includes a duplex and a 6,960-square-foot warehouse on nearly 1 acre. Both structures are currently fully leased, combining residential rental space with a substantial industrial component. The property was originally built in 1945 and has since been adapted for income use.
Located in unincorporated Tarrant County, the asset provides access to Boat Club Road and is situated minutes from Eagle Mountain Lake. Its setting also places the property within reach of surrounding growth corridors. The duplex and warehouse together total 9,794 square feet, creating a mixed-use income property with residential and industrial improvements.
Located in unincorporated Tarrant County, the asset provides access to Boat Club Road and is situated minutes from Eagle Mountain Lake. Its setting also places the property within reach of surrounding growth corridors. The duplex and warehouse together total 9,794 square feet, creating a mixed-use income property with residential and industrial improvements.
Key Highlights
- Fully leased duplex and warehouse provide established income use
- 6,960‑square‑foot warehouse included with the property
- Duplex and warehouse total 9,794 square feet
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
$49,618
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
6.24%
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%
$992,360
$992.4K
Cap Rate 7%
$708,829
$708.8K
Cap Rate 9%
$551,311
$551.3K
Market Conditions
NOI Build-Up for 2,834 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
$78.9K $27.84/SF
− Vacancy
−$8.0K −$2.83/SF
EGI
$70.9K $25.01/SF
− OpEx
−$21.3K −$7.50/SF
NOI
$49.6K $17.51/SF
Area
ZIP 76179
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%
$992,360
Cap Rate 7%
$708,829
Cap Rate 9%
$551,311
Alternative Uses
Best Use
Warehouse
$3.38M
$2.96M – $3.95M
NOI $236,754 @ 7.0% cap · market cap 29.78%
Second Best
Multifamily LT 5
$708.8K
$620.2K – $827.0K
NOI $49,618 @ 7.0% cap · market cap 6.24%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
107
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 Industrial 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 - Income-producing duplex paired with a warehouse, offering leased improvements and access to Eagle Mountain Lake-area corridors.
Where is this duplex located?
The property is located at 9365 Live Oak Ln Fort Worth, TX.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: Fully leased duplex and warehouse provide established income use; 6,960‑square‑foot warehouse included with the property; Duplex and warehouse total 9,794 square feet
