Freestanding Condo Leased to
For Sale
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9816 N Beach Street, Fort Worth, TX 76244
Freestanding condo in affluent Fort Worth submarket, leased to MyEyeDr.
Property Size4,766 SF
Price / SF$454.11
Days on Market106
Property Features for 9816 N Beach Street
General Information
Standard status
Active
Size
4,766 SF
Property subtype
Office
Occupancy
100%
Lease Type
NNN
Investment Type
Net Lease
Net Operating Income
$146,088
Building Details
Year Built
2017
Tenancy
Single
Listing Agency:
Matthews
Listed By:
Andrew Fagundo · License #CA 02062491
Source:
Crexi
Added: May 18
Changed: Aug 27
Last Checked: Aug 31 at 2:00AM
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 Matthews
Investment Insights
Based on property information with market context.
A freestanding condo leased to MyEyeDr. (MED) is available in a high-growth submarket of Fort Worth. MyEyeDr. operates a network of optometry platforms throughout the U.S. The property has approximately 2.66 years of remaining lease term on a NNN structure, featuring 2.75% annual rent increases and a single seven-year renewal option. Located in Tarrant County, the property benefits from demographics, including approximately 292,000 residents within a five-mile radius. The surrounding area has average household incomes of approximately $165,000 within one mile. The property is positioned within a medical corridor, surrounded by healthcare providers.
Key Highlights
- Leased to MyEyeDr. (MED), a large and growing national optometry platform with over 800 locations.
- Located in an affluent and high‑growth submarket of Fort Worth, Texas.
- NNN lease structure with approximately ±2.66 years of remaining term and attractive 2.75% annual rent increases.
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
$83,107
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
3.84%
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%
$1,662,140
$1.7M
Cap Rate 7%
$1,187,243
$1.2M
Cap Rate 9%
$923,411
$923.4K
Market Conditions
NOI Build-Up for 4,766 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
$143.0K $30.00/SF
− Vacancy
−$32.2K −$6.75/SF
EGI
$110.8K $23.25/SF
− OpEx
−$27.7K −$5.81/SF
NOI
$83.1K $17.44/SF
Area
Fort Worth, TX
Vacancy
22.50%
Lease Rate
$30.00 /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%
$1,662,140
Cap Rate 7%
$1,187,243
Cap Rate 9%
$923,411
Alternative Uses
Best Use
Office B
$1.19M
$1.04M – $1.39M
NOI $83,107 @ 7.0% cap · market cap 3.84%
Second Best
Healthcare Medical
$992.7K
$868.6K – $1.16M
NOI $69,488 @ 7.0% cap · market cap 3.21%
Theoretical Best
Office A
$1.73M
$1.51M – $2.02M
NOI $121,190 @ 7.0% cap · market cap 5.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
515
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 76244, TX
77,154
Population
26,098
Households
3
Avg Household Size
33
Median Age
45%
College-Educated
96%
High-School Grad
14.9 sq mi
ZIP Area
5,178
Density / Sq Mi
$119,542
Median Household Income
$62,021
Median Earnings
$1,954
Median Rent
$363,200
Median Home Value
Market
Vacancy Rate% for Office in Fort Worth, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Freestanding condo in affluent Fort Worth submarket, leased to MyEyeDr.
Where is this medical office space located?
The property is located at 9816 N Beach Street Fort Worth, TX.
What is the asking price?
The asking price for this property is $2,164,267.
What are key features of this property?
This property features: Leased to MyEyeDr. (MED), a large and growing national optometry platform with over 800 locations.; Located in an affluent and high‑growth submarket of Fort Worth, Texas.; NNN lease structure with approximately ±2.66 years of remaining term and attractive 2.75% annual rent increases.
