Masonry Duplex with Backyard
For Sale
$295,000
2609 Vernice Loop, Killeen, TX 76549
Residential, Killeen, TX
Property Size2,614 SF
Lot Size0.32 Acres
Price / SF$112.85
Days on Market54
Property Features for 2609 Vernice Loop
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Full bathrooms
4
Rooms
Bedroom 6, Bathroom 1, Bedroom 1, Bedroom 2, Bedroom 5, Bathroom 3, Bedroom 3, Bedroom 4, Bathroom 4, Bathroom 2
Interior features
CeilingFans, BreakfastBar
Appliances
Dishwasher, ElectricRange, Refrigerator, SomeElectricAppliances, Range
Subdivision
Roberts Add Sec Four
Lot features
City Lot, Quarter To Half Acre Lot
Elementary school district
Killeen ISD
Middle school district
Killeen ISD
High school district
Killeen ISD
Directions
From 195 turn onto Elms road. Go 3/4 of a mile and turn right onto Vernice LP.
Standard status
Active
APN
384914
Size
2,614 SF
Lot size
0.32 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
ROBERTS ADDITION SECTION FOUR, BLOCK 002, LOT 0003
Tax Annual Amount
6485
Legal Description
ROBERTS ADDITION SECTION FOUR, BLOCK 002, LOT 0003
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
backyard
washer/dryer connections
Building Details
Year built
2006
Floors in Building
1
Number of units
2
Flooring type
Tile, Vinyl
Building materials
Masonry
Roof type
Shingle, Composition
Architectural style
Ranch
Listing Agency:
Lone Star Realty & Property Ma
(254) 699-7003
Listed By:
Matthew Doerbaum · License #0787491
(254) 290-5259
Added: Jul 1
Changed: Aug 20
Last Checked: Aug 23 at 11:06PM
MLS# 618453
Copyright © 2026 Central Texas Multiple Listing Service. 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 duplex in Killeen, Texas contains 2,614 square feet on a 0.3227-acre lot. Built in 2006 with masonry construction, the ranch-style property combines ceramic tile in common areas with vinyl flooring in the bedrooms. The kitchen includes a dishwasher, electric range, refrigerator, breakfast bar, dining area, and a door leading to the backyard. A built-in hallway desk adds dedicated workspace, while washer and dryer connections support household convenience.
Central heating and central air conditioning serve the property, with public water service and a composition shingle roof. The address is 2609 Vernice Loop, Killeen, TX 76549.
Central heating and central air conditioning serve the property, with public water service and a composition shingle roof. The address is 2609 Vernice Loop, Killeen, TX 76549.
Key Highlights
- 2,614‑square‑foot duplex on a 0.3227‑acre lot
- Masonry construction completed in 2006
- Kitchen includes dishwasher, electric range, refrigerator, breakfast bar, and dining area
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
$22,593
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
7.66%
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%
$451,860
$451.9K
Cap Rate 7%
$322,757
$322.8K
Cap Rate 9%
$251,033
$251.0K
Market Conditions
NOI Build-Up for 2,614 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
$34.5K $13.20/SF
− Vacancy
−$2.2K −$0.85/SF
EGI
$32.3K $12.35/SF
− OpEx
−$9.7K −$3.70/SF
NOI
$22.6K $8.64/SF
Area
Killeen, TX
Vacancy
6.46%
Lease Rate
$13.20 /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%
$451,860
Cap Rate 7%
$322,757
Cap Rate 9%
$251,033
Alternative Uses
Best Use
Multifamily LT 5
$322.8K
$282.4K – $376.6K
NOI $22,593 @ 7.0% cap · market cap 7.66%
Second Best
Apartment 5plus
$298.6K
$261.3K – $348.4K
NOI $20,903 @ 7.0% cap · market cap 7.09%
Theoretical Best
Office A
$627.9K
$549.4K – $732.5K
NOI $43,950 @ 7.0% cap · market cap 14.90%
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
162
Businesses Nearby
Explore this area
Business Placement
Demographics for 76549, TX
56,199
Population
21,794
Households
2.6
Avg Household Size
29
Median Age
23%
College-Educated
95%
High-School Grad
94.1 sq mi
ZIP Area
597
Density / Sq Mi
$62,536
Median Household Income
$36,340
Median Earnings
$1,363
Median Rent
$202,100
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 - Ranch-style layout includes durable flooring, a breakfast bar, and washer-dryer connections.
Where is this duplex located?
The property is located at 2609 Vernice Loop Killeen, TX.
What is the asking price?
The asking price for this property is $295,000.
What are key features of this property?
This property features: 2,614‑square‑foot duplex on a 0.3227‑acre lot; Masonry construction completed in 2006; Kitchen includes dishwasher, electric range, refrigerator, breakfast bar, and dining area
