Two-Unit Duplex with Dedicated
For Sale
$689,000
1010 E Marble Street, Burnet, TX 78611
MULTI_FAMILY - Burnet, TX
Property Size3,202 SF
Lot Size0.23 Acres
Price / SF$215.18
Days on Market182
Property Features for 1010 E Marble Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Bedrooms
6
Bathrooms
5
Full bathrooms
4
Rooms
Bathroom 1, Bedroom 5, Bathroom 3, Bathroom 4, Bedroom 6, Bedroom 2, Bedroom 4, Bathroom 2, Bedroom 3, Bathroom 5, Bedroom 1
Appliances
Commercial Stove, Dishwasher, Disposal, Microwave, Electric Range, Washer Hookup
Subdivision
Johnson Add/Bur
Elementary school district
Burnet
Middle school district
Burnet
High school district
Burnet
Directions
From Highway 29 take S Hill St south, turn left on Marble. Duplex is on the left.
Standard status
Active
APN
119670
Size
3,202 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Description
S5550 JOHNSON ADDITION LOT 8 BLK 17 0.0000
Legal Description
S5550 JOHNSON ADDITION LOT 8 BLK 17 0.0000
Utilities
Sewer type
Public Sewer
Cooling system
Central Air
Water source
Public
Building Details
Year built
2026
Number of units
2
Flooring type
Tile, Concrete, Carpet
Building materials
Wood Siding, Metal
Roof type
Composition
Listing Agency:
ListingSpark
(877) 897-7275
Listed By:
Aaron Jistel · License #0548216
(877) 897-7275
Added: Feb 24
Changed: Aug 19
Last Checked: Aug 25 at 1:06PM
MLS# 176626
Copyright © 2026 Highland Lakes Association of Realtors MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 3,202-square-foot duplex is planned as two matching residences, each measuring 1,601 square feet with three bedrooms and 2.5 bathrooms. Both units include dedicated driveways, central air, tile, carpet, and concrete flooring, along with wood siding and metal construction materials. The property is under construction with a projected 2026 build year.
Located at 1010 E Marble Street in Burnet, Texas, the duplex is served by public water and public sewer. Interior features include dishwashers, disposals, microwaves, electric ranges, commercial stoves, and washer hookups. Composition roofing completes the building improvements.
Located at 1010 E Marble Street in Burnet, Texas, the duplex is served by public water and public sewer. Interior features include dishwashers, disposals, microwaves, electric ranges, commercial stoves, and washer hookups. Composition roofing completes the building improvements.
Key Highlights
- Two‑unit duplex totaling 3,202 square feet
- Each 1,601‑square‑foot residence has 3 bedrooms and 2.5 bathrooms
- Dedicated driveway serving each unit
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
$31,547
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
4.58%
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%
$630,940
$630.9K
Cap Rate 7%
$450,671
$450.7K
Cap Rate 9%
$350,522
$350.5K
Market Conditions
NOI Build-Up for 3,202 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
$48.0K $15.00/SF
− Vacancy
−$3.0K −$0.93/SF
EGI
$45.1K $14.07/SF
− OpEx
−$13.5K −$4.22/SF
NOI
$31.5K $9.85/SF
Area
Burnet County, TX
Vacancy
6.17%
Lease Rate
$15.00 /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%
$630,940
Cap Rate 7%
$450,671
Cap Rate 9%
$350,522
Alternative Uses
Best Use
Multifamily LT 5
$450.7K
$394.3K – $525.8K
NOI $31,547 @ 7.0% cap · market cap 4.58%
Second Best
Apartment 5plus
$415.0K
$363.1K – $484.1K
NOI $29,047 @ 7.0% cap · market cap 4.22%
Theoretical Best
Hotel Hospitality
$2.41M
$2.11M – $2.81M
NOI $168,825 @ 7.0% cap · market cap 24.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
279
Businesses Nearby
Explore this area
Business Placement
Demographics for 78611, TX
14,839
Population
7,417
Households
2
Avg Household Size
47
Median Age
28%
College-Educated
91%
High-School Grad
274.1 sq mi
ZIP Area
54
Density / Sq Mi
$78,243
Median Household Income
$40,062
Median Earnings
$1,111
Median Rent
$291,400
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?
Duplex - Under-construction duplex with matching three-bedroom residences and separate driveways.
Where is this duplex located?
The property is located at 1010 E Marble Street Burnet, TX.
What is the asking price?
The asking price for this property is $689,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 3,202 square feet; Each 1,601‑square‑foot residence has 3 bedrooms and 2.5 bathrooms; Dedicated driveway serving each unit
