Duplex with New
New
For Sale
$269,000
1409 W Martin, Pleasanton, TX 78064
Multi-Family (2-8 Units), Pleasanton, TX
Property Size1,932 SF
Lot Size0.14 Acres
Price / SF$139.23
Days on Market3
Property Features for 1409 W Martin
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Pleasanton
Middle school
Pleasanton
High school
Pleasanton
Elementary school district
Pleasanton
Middle school district
Pleasanton
High school district
Pleasanton
Subdivision
2900
Standard status
Active
Size
1,932 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Annual Amount
4324
Utilities
Cooling system
Central Air
Building Details
Year built
2006
Listing Agency:
All Season Realty
(830) 281-5263
Listed By:
Arthur Flores
(830) 281-5263
Added: Aug 24
Changed: Aug 25
Last Checked: Aug 26 at 6:06AM
MLS# 1893715
Copyright © 2026 LERA 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 1,932-square-foot duplex contains two residential units, each arranged with 2 bedrooms and 2 bathrooms. Both units include a 2-car garage, central air, and appliances consisting of a stove/oven, refrigerator, vent-a-hood microwave, and garbage disposal. New roofs serve the building, which was constructed in 2006, and the units have been kept up to date.
The property occupies 0.14 acres in Pleasanton, with a city park a few blocks away offering fishing, tennis, and playground facilities. Nearby schools add to the surrounding residential setting. A second two-unit building behind this property is also available, and the seller prefers selling both duplexes together. The units are property managed, and tenant privacy is requested during any visit.
The property occupies 0.14 acres in Pleasanton, with a city park a few blocks away offering fishing, tennis, and playground facilities. Nearby schools add to the surrounding residential setting. A second two-unit building behind this property is also available, and the seller prefers selling both duplexes together. The units are property managed, and tenant privacy is requested during any visit.
Key Highlights
- 1,932‑square‑foot duplex on a 0.14‑acre lot
- Two units, each with 2 bedrooms and 2 bathrooms
- Each unit includes a 2‑car garage and central air
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
$14,810
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
5.51%
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%
$296,200
$296.2K
Cap Rate 7%
$211,571
$211.6K
Cap Rate 9%
$164,556
$164.6K
Market Conditions
NOI Build-Up for 1,932 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
$23.9K $12.36/SF
− Vacancy
−$2.7K −$1.41/SF
EGI
$21.2K $10.95/SF
− OpEx
−$6.3K −$3.29/SF
NOI
$14.8K $7.67/SF
Area
Atascosa County, TX
Vacancy
11.40%
Lease Rate
$12.36 /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%
$296,200
Cap Rate 7%
$211,571
Cap Rate 9%
$164,556
Alternative Uses
Best Use
Multifamily LT 5
$211.6K
$185.1K – $246.8K
NOI $14,810 @ 7.0% cap · market cap 5.51%
Second Best
Apartment 5plus
$187.6K
$164.1K – $218.8K
NOI $13,129 @ 7.0% cap · market cap 4.88%
Theoretical Best
Hotel Hospitality
$1.46M
$1.27M – $1.70M
NOI $101,865 @ 7.0% cap · market cap 37.87%
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
327
Businesses Nearby
Explore this area
Business Placement
Demographics for 78064, TX
15,710
Population
6,179
Households
2.5
Avg Household Size
38
Median Age
21%
College-Educated
83%
High-School Grad
281.4 sq mi
ZIP Area
56
Density / Sq Mi
$69,407
Median Household Income
$36,185
Median Earnings
$1,109
Median Rent
$216,300
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 - Two residential units offer matching two-bedroom layouts, central air, appliances, and individual two-car garages.
Where is this duplex located?
The property is located at 1409 W Martin Pleasanton, TX.
What is the asking price?
The asking price for this property is $269,000.
What are key features of this property?
This property features: 1,932‑square‑foot duplex on a 0.14‑acre lot; Two units, each with 2 bedrooms and 2 bathrooms; Each unit includes a 2‑car garage and central air
