Updated Restaurant With Covered
For Sale
$1,400,000
9805 Jacksboro Highway, Fort Worth, TX 76135
Restaurant and bar with refreshed systems, outdoor dining, and parking along Highway 199.
Property Size4,300 SF
Days on Market8
Property Features for 9805 Jacksboro Highway
General Information
Standard status
Active
Size
4,300 SF
Property subtype
Commercial
Building Details
Building Size
4,300 SF
Year Built
1950
Units
1
Listing Agency:
Bransom Real Estate
(817) 980-2901
Listed By:
James Bransom · License #0346747
(817) 980-2901
Source:
Vickiesteam
Added: Aug 16
Changed: Aug 17
Last Checked: Aug 23 at 12:50PM
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 Bransom Real Estate
Investment Insights
Based on property information with market context.
This established restaurant and bar occupies a building constructed in 1950 and includes a covered patio for outdoor dining. Recent improvements include a new concrete parking area, updated heating and air conditioning, electrical upgrades, refreshed bathrooms and fixtures, new tile flooring, and interior paint. The property also has a 1,500-gallon grease trap, a 50-gallon water heater, and several TVs for sports and event viewing.
The site is positioned on the Highway 199 access road west of Loop 820, with Lake Worth nearby. Jacksboro Highway is described as undergoing new construction in the surrounding area. The address is 9805 Jacksboro Highway, Fort Worth, Texas 76135.
The site is positioned on the Highway 199 access road west of Loop 820, with Lake Worth nearby. Jacksboro Highway is described as undergoing new construction in the surrounding area. The address is 9805 Jacksboro Highway, Fort Worth, Texas 76135.
Key Highlights
- Restaurant and bar building constructed in 1950
- 1,500‑gallon grease trap and 50‑gallon water heater
- New concrete parking area
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
$74,053
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
5.29%
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%
$1,481,060
$1.5M
Cap Rate 7%
$1,057,900
$1.1M
Cap Rate 9%
$822,811
$822.8K
Market Conditions
NOI Build-Up for 4,300 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
$103.7K $24.12/SF
− Vacancy
−$5.0K −$1.16/SF
EGI
$98.7K $22.96/SF
− OpEx
−$24.7K −$5.74/SF
NOI
$74.1K $17.22/SF
Area
Fort Worth, TX
Vacancy
4.80%
Lease Rate
$24.12 /SF/Yr
Expense Ratio
25.00%
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%
$1,481,060
Cap Rate 7%
$1,057,900
Cap Rate 9%
$822,811
Alternative Uses
Best Use
Specialty Retail
$1.06M
$925.7K – $1.23M
NOI $74,053 @ 7.0% cap · market cap 5.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.56M
$1.37M – $1.82M
NOI $109,340 @ 7.0% cap · market cap 7.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
93
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 76135, TX
22,009
Population
8,148
Households
2.7
Avg Household Size
37
Median Age
22%
College-Educated
90%
High-School Grad
25.6 sq mi
ZIP Area
860
Density / Sq Mi
$70,590
Median Household Income
$41,535
Median Earnings
$1,210
Median Rent
$250,600
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Restaurant and bar with refreshed systems, outdoor dining, and parking along Highway 199.
Where is this conventional restaurant located?
The property is located at 9805 Jacksboro Highway 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: Restaurant and bar building constructed in 1950; 1,500‑gallon grease trap and 50‑gallon water heater; New concrete parking area
