Duplex with Detached
For Sale
$99,000
Pending
411 S Florida Street, Amarillo, TX 79106
MultiFamily, Amarillo, TX
Property Size1,056 SF
Days on Market49
Property Features for 411 S Florida Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
0100 - NW Amarillo in City Limits
Bedrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 1, Bathroom 1, Bedroom 2
Directions
5th Ave to Florida St. Duplex is on the corner of 5th and Florida
Subdivision
0111 - San Jacinto
Standard status
Pending
APN
170622
Size
1,056 SF
Taxes and HOA fees
Tax Description
SAN JACINTO HEIGHTS, BLK 0048, W 74.25FT OF 12
Legal Description
SAN JACINTO HEIGHTS, BLK 0048, W 74.25FT OF 12
Utilities
Cooling system
Central Air, Electric
Amenities
fenced backyard
Building Details
Year built
1927
Number of units
2
Building materials
Siding
Roof type
Composition
Listing Agency:
Keller Williams Realty Amarillo
Listed By:
Zoey Shepherd
(806) 359-4000
Added: Jul 22
Changed: Sep 2
Last Checked: Sep 8 at 8:06PM
MLS# 26-5890
Copyright © 2026 Amarillo Association of REALTORS. 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 1,056-square-foot duplex contains two residences, each arranged with one bedroom and one bathroom. Unit A includes a fenced backyard, while Unit B has access to a detached two-car garage. The property was built in 1927 and features siding, a composition roof, and central electric air conditioning.
Located in Amarillo, Texas, the property is identified as 411 S Florida Street in the 79106 postal area. Its two-unit layout, outdoor space, and garage access provide a clear physical configuration for residential income ownership.
Located in Amarillo, Texas, the property is identified as 411 S Florida Street in the 79106 postal area. Its two-unit layout, outdoor space, and garage access provide a clear physical configuration for residential income ownership.
Key Highlights
- Two‑unit duplex with 1,056 square feet
- Each residence includes 1 bedroom and 1 bathroom
- Unit A has a fenced backyard
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
$7,963
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
8.04%
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%
$159,260
$159.3K
Cap Rate 7%
$113,757
$113.8K
Cap Rate 9%
$88,478
$88.5K
Market Conditions
NOI Build-Up for 1,056 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
$12.0K $11.40/SF
− Vacancy
−$662 −$0.63/SF
EGI
$11.4K $10.77/SF
− OpEx
−$3.4K −$3.23/SF
NOI
$8.0K $7.54/SF
Area
Amarillo, TX
Vacancy
5.50%
Lease Rate
$11.40 /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%
$159,260
Cap Rate 7%
$113,757
Cap Rate 9%
$88,478
Alternative Uses
Best Use
Multifamily LT 5
$113.8K
$99.5K – $132.7K
NOI $7,963 @ 7.0% cap · market cap 8.04%
Second Best
Apartment 5plus
$100.1K
$87.6K – $116.7K
NOI $7,004 @ 7.0% cap · market cap 7.07%
Theoretical Best
Office A
$235.8K
$206.3K – $275.1K
NOI $16,504 @ 7.0% cap · market cap 16.67%
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
654
Businesses Nearby
Explore this area
Business Placement
Demographics for 79106, TX
27,692
Population
13,385
Households
2.1
Avg Household Size
37
Median Age
24%
College-Educated
87%
High-School Grad
8.6 sq mi
ZIP Area
3,220
Density / Sq Mi
$54,407
Median Household Income
$36,061
Median Earnings
$995
Median Rent
$163,100
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 - Two one-bedroom residences offer a compact duplex configuration with separate unit layouts and shared garage access.
Where is this duplex located?
The property is located at 411 S Florida Street Amarillo, TX.
What is the asking price?
The asking price for this property is $99,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,056 square feet; Each residence includes 1 bedroom and 1 bathroom; Unit A has a fenced backyard
