Updated Restaurant with Covered
For Sale
$1,400,000
9805 Jacksboro Hwy, Fort Worth, TX 76135
Restaurant and bar featuring refreshed building systems, updated finishes, and an outdoor dining area.
Property Size4,300 SF
Price / SF$325.58
Days on Market41
Property Features for 9805 Jacksboro Hwy
General Information
Standard status
Active
Size
4,300 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Restaurant
Grease Trap
Yes
Patio
Yes
Amenities
TVs
Building Details
Year Built
1950
Listing Agency:
Bransom Real Estate
(817) 444-5100
Listed By:
James Bransom · License #0346747
Source:
Minteerteam
Added: Jul 21
Changed: Aug 29
Last Checked: Aug 25 at 5:10AM
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 4,300-square-foot conventional restaurant was built in 1950 and includes bar service, a covered patio for outdoor dining, and multiple televisions. Recent improvements include new tile flooring and paint, updated bathrooms and fixtures, revised electrical work, and new heating and air-conditioning equipment. Building infrastructure also includes a 1,500-gallon grease trap and a 50-gallon water heater.
The property sits on the Highway 199 access road at 9805 Jacksboro Hwy in Fort Worth, just west of Loop 820. Lake Worth is nearby, and the Jacksboro Highway construction referenced for the area is nearing completion. A newly installed concrete parking lot serves the restaurant.
The property sits on the Highway 199 access road at 9805 Jacksboro Hwy in Fort Worth, just west of Loop 820. Lake Worth is nearby, and the Jacksboro Highway construction referenced for the area is nearing completion. A newly installed concrete parking lot serves the restaurant.
Key Highlights
- 4,300 SF restaurant and bar at 9805 Jacksboro Hwy, Fort Worth
- Highway 199 access road location just west of Loop 820
- Covered outdoor patio supports outside dining
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
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Grease trap
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Restaurant and bar featuring refreshed building systems, updated finishes, and an outdoor dining area.
Where is this conventional restaurant located?
The property is located at 9805 Jacksboro Hwy 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: 4,300 SF restaurant and bar at 9805 Jacksboro Hwy, Fort Worth; Highway 199 access road location just west of Loop 820; Covered outdoor patio supports outside dining
