Brick Fourplex With Fenced
New
For Sale
$840,000
A-2149 Fleur De Lis Ct, Arlington, TX 76012
Brick construction, private yards, and off-street parking add practical appeal for residents.
Property Size4,716 SF
Price / SF$178.12
Days on Market7
Property Features for A-2149 Fleur De Lis Ct
General Information
Standard status
Active
Size
4,716 SF
Total Parking Spaces
9
Property subtype
Residential Income
Units
Unit Mix
4 x 2BR
Multifamily Units
4
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$3,223
Amenities
individual fenced backyards
Building Details
Buildings
1
Construction
brick
Listing Agency:
Better Homes & Gardens, Winans
Listed By:
Rachel Calderon · License #0719663
(972) 774-9888
Source:
Exprealty
Added: Sep 2
Changed: Sep 6
Last Checked: Sep 7 at 2:22PM
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 Better Homes & Gardens, Winans
Investment Insights
Based on property information with market context.
This 4,716-square-foot brick quadplex contains four two-bedroom units identified as Units A–D. Each residence has an individual fenced backyard, while the property provides 9 dedicated off-street parking spaces. Recent capital improvements include HVAC replacement in 2024, a roof replaced 3 years ago, select flooring upgrades in Units A and D, and replacement of the exterior fence. The sale includes the complete fourplex, and no HOA is reported.
The property is in Arlington, less than 10 minutes from AT&T Stadium and a few minutes from I30. Its setting also places the asset near dining, shopping, entertainment, and commuter routes.
The property is in Arlington, less than 10 minutes from AT&T Stadium and a few minutes from I30. Its setting also places the asset near dining, shopping, entertainment, and commuter routes.
Key Highlights
- Four 2‑bedroom units totaling 4,716 square feet
- 9 dedicated off‑street parking spaces
- Individual fenced backyards for all units
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
$46,341
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
5.52%
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%
$926,820
$926.8K
Cap Rate 7%
$662,014
$662.0K
Cap Rate 9%
$514,900
$514.9K
Market Conditions
NOI Build-Up for 4,716 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
$71.9K $15.24/SF
− Vacancy
−$5.7K −$1.20/SF
EGI
$66.2K $14.04/SF
− OpEx
−$19.9K −$4.21/SF
NOI
$46.3K $9.83/SF
Area
Arlington, TX
Vacancy
7.89%
Lease Rate
$15.24 /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%
$926,820
Cap Rate 7%
$662,014
Cap Rate 9%
$514,900
Alternative Uses
Best Use
Multifamily LT 5
$662.0K
$579.3K – $772.4K
NOI $46,341 @ 7.0% cap · market cap 5.52%
Second Best
Apartment 5plus
$521.9K
$456.7K – $608.9K
NOI $36,534 @ 7.0% cap · market cap 4.35%
Theoretical Best
Office A
$1.39M
$1.22M – $1.62M
NOI $97,338 @ 7.0% cap · market cap 11.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
410
Businesses Nearby
Explore this area
Business Placement
Demographics for 76012, TX
27,080
Population
11,538
Households
2.3
Avg Household Size
40
Median Age
43%
College-Educated
90%
High-School Grad
8.2 sq mi
ZIP Area
3,302
Density / Sq Mi
$84,468
Median Household Income
$44,933
Median Earnings
$1,307
Median Rent
$292,200
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?
Quadplex - Brick construction, private yards, and off-street parking add practical appeal for residents.
Where is this quadplex located?
The property is located at A-2149 Fleur De Lis Ct Arlington, TX.
What is the asking price?
The asking price for this property is $840,000.
What are key features of this property?
This property features: Four 2‑bedroom units totaling 4,716 square feet; 9 dedicated off‑street parking spaces; Individual fenced backyards for all units
