Renovated Four-Unit Townhouse
For Sale
Under Contract
$415,000
4000 Doraine Court, Killeen, TX 76549
Residential, Killeen, TX
Property Size4,230 SF
Lot Size0.25 Acres
Price / SF$98.11
Days on Market175
Property Features for 4000 Doraine Court
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
10
Full bathrooms
8
Rooms
Bedroom 9, Bedroom 1, Bathroom 2, Bathroom 1, Bedroom 2, Bedroom 6, Bedroom 7, Bathroom 6, Bedroom 3, Bathroom 7, Bedroom 4, Bathroom 8, Bathroom 4, Bathroom 3, Bedroom 5, Bedroom 8, Bathroom 5, Bedroom 10
Parking features
On Street
Patio and Porch features
Patio
Interior features
CeilingFans, LaminateCounters, TubShower, WindowTreatments
Exterior features
CoveredPatio
Appliances
Dishwasher, ElectricRange, ElectricWaterHeater, Disposal, Refrigerator, RangeHood, SomeElectricAppliances
Subdivision
Weiss Add Ph Four
Lot features
Corner Lot, City Lot, Level, Less Than Quarter Acre
Elementary school
Iduma Elementary School
Middle school
Live Oak Ridge Middle School
High school
Shoemaker High School
Elementary school district
Killeen ISD
Middle school district
Killeen ISD
High school district
Killeen ISD
Directions
From Ft Cavazos: East On I-14; Exit Hwy 195 (Ft Hood Road) ; Right On Hwy 195; Right on Stan Schlueter Loop. Right on Robinette, Left on Nadine, Right on Jeff Scott, Left on Doraine Ct
Standard status
Active Under Contract
APN
334655
Size
4,230 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
WEISS ADDITION PHASE FOUR, BLOCK 009, LOT 0016
Tax Annual Amount
8568
Legal Description
WEISS ADDITION PHASE FOUR, BLOCK 009, LOT 0016
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
2005
Floors in Building
2
Number of units
4
Flooring type
Carpet, Vinyl
Building materials
Brick, BrickVeneer, LapSiding, Masonry
Roof type
Composition, Shingle
Architectural style
Contemporary
Listing Agency:
Coldwell Banker Realty
(254) 200-3800
Listed By:
Vernon MacHardy · License #0433118
(254) 289-5905
Added: Mar 6
Changed: Aug 26
Last Checked: Aug 28 at 8:06AM
MLS# 590533
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.
Built in 2005, this four-unit quadplex contains 4,230 square feet on a 0.2459-acre corner lot at 4000 Doraine Court. The townhouse-style configuration includes two three-bedroom, two-bath units and two two-bedroom, one-and-a-half-bath units. Unit D received extensive interior work, including new vinyl plank flooring, fresh paint, serviced HVAC, refinished kitchen cabinetry, updated bathroom countertops, a new entry door, select interior doors and light fixtures, and replacement bathroom mirrors. The building exterior was also repainted.
The property sits on a cul-de-sac near Ft Cavazos, with access to Hwy 195 and Stan Schlueter Loop. Public water and sewer serve the property. Additional features include central electric heating and cooling, ceiling fans, laminate counters, refrigerators, electric ranges, dishwashers, disposals, range hoods, covered patio areas, and on-street parking.
The property sits on a cul-de-sac near Ft Cavazos, with access to Hwy 195 and Stan Schlueter Loop. Public water and sewer serve the property. Additional features include central electric heating and cooling, ceiling fans, laminate counters, refrigerators, electric ranges, dishwashers, disposals, range hoods, covered patio areas, and on-street parking.
Key Highlights
- Four‑unit quadplex with 4,230 square feet of building area
- Unit mix includes two 3‑bedroom/2‑bath units and two 2‑bedroom/1.5‑bath units
- Unit D received extensive interior renovations, including flooring, paint, HVAC service and kitchen updates
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
$36,560
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
8.81%
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%
$731,200
$731.2K
Cap Rate 7%
$522,286
$522.3K
Cap Rate 9%
$406,222
$406.2K
Market Conditions
NOI Build-Up for 4,230 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
$55.8K $13.20/SF
− Vacancy
−$3.6K −$0.85/SF
EGI
$52.2K $12.35/SF
− OpEx
−$15.7K −$3.70/SF
NOI
$36.6K $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%
$731,200
Cap Rate 7%
$522,286
Cap Rate 9%
$406,222
Alternative Uses
Best Use
Multifamily LT 5
$522.3K
$457.0K – $609.3K
NOI $36,560 @ 7.0% cap · market cap 8.81%
Second Best
Apartment 5plus
$483.2K
$422.8K – $563.8K
NOI $33,825 @ 7.0% cap · market cap 8.15%
Theoretical Best
Office A
$1.02M
$889.0K – $1.19M
NOI $71,121 @ 7.0% cap · market cap 17.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
382
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Townhouse-style units include varied bedroom and bath layouts, with recent improvements completed in one residence.
Where is this quadplex located?
The property is located at 4000 Doraine Court Killeen, TX.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: Four‑unit quadplex with 4,230 square feet of building area; Unit mix includes two 3‑bedroom/2‑bath units and two 2‑bedroom/1.5‑bath units; Unit D received extensive interior renovations, including flooring, paint, HVAC service and kitchen updates
