Updated Duplex with
For Sale
Under Contract
$640,000
8659 Holly Street, Frisco, TX 75034
ResidentialIncome, Frisco, TX
Property Size3,240 SF
Lot Size0.15 Acres
Price / SF$197.53
Days on Market8
Property Features for 8659 Holly Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
3
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bedroom 3, Bathroom 3, Bathroom 2, Bedroom 1, Bathroom 1, Bedroom 2
Parking
4
Parking features
Open, Garage, On Street
Interior features
DecorativeDesignerLightingFixtures, EatInKitchen, GraniteCounters, HighSpeedInternet, OpenFloorplan, Pantry, WalkInClosets
Appliances
Dishwasher, ElectricOven, Disposal, GasWaterHeater, Microwave
Subdivision
Hickory Hills
Lot features
Interior Lot
Elementary school
Bright
Middle school
Staley
High school
Frisco
Elementary school district
Frisco ISD
Middle school district
Frisco ISD
High school district
Frisco ISD
Directions
FROM PRESTON TURN WEST ON HICKORY AND RIGHT ON HOLLY
Standard status
Active Under Contract
APN
R1554001011r1
Size
3,240 SF
Lot size
0.15 Acres
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Central Air, Electric, Ceiling Fan(s)
Water source
Public
Building Details
Year built
1998
Floors in Building
2
Number of units
2
Flooring type
Vinyl, Tile, Carpet
Building materials
Brick
Roof type
Composition
Listing Agency:
United Real Estate
Listed By:
Kathey McNeil · License #0722054
(972) 372-0590
Added: Sep 8
Changed: Sep 12
Last Checked: Sep 15 at 2:06PM
MLS# 21379634
Copyright © 2026 North Texas Real Estate Information Systems, Inc. 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 updated duplex includes both 8659 and 8661 Holly Street, with a combined property size of 3,240 square feet on a 0.15-acre lot. The residences feature open floor plans, granite countertops, new carpet and interior paint, decorative lighting, walk-in closets, pantries, and eat-in kitchens. Each side includes a two-car garage and fenced yard. Interior layouts include a main-level primary bedroom, two upstairs bedrooms, two full bathrooms, and a half bathroom downstairs. Additional features include central air, electric heating, brick construction, composition roofing, public water, and public sewer.
The property is located in Frisco, Texas, within ZIP code 75034. Parking includes garage, open, and on-street options. Appliances include dishwashers, electric ovens, disposals, microwaves, and gas water heaters. The duplex was built in 1998.
The property is located in Frisco, Texas, within ZIP code 75034. Parking includes garage, open, and on-street options. Appliances include dishwashers, electric ovens, disposals, microwaves, and gas water heaters. The duplex was built in 1998.
Key Highlights
- Duplex includes both 8659 and 8661 Holly Street
- 3,240 square feet on a 0.15‑acre lot
- Each side has a two‑car garage and fenced yard
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
$31,196
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
4.87%
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%
$623,920
$623.9K
Cap Rate 7%
$445,657
$445.7K
Cap Rate 9%
$346,622
$346.6K
Market Conditions
NOI Build-Up for 3,240 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
$49.8K $15.36/SF
− Vacancy
−$5.2K −$1.61/SF
EGI
$44.6K $13.75/SF
− OpEx
−$13.4K −$4.13/SF
NOI
$31.2K $9.63/SF
Area
Frisco, TX
Vacancy
10.45%
Lease Rate
$15.36 /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%
$623,920
Cap Rate 7%
$445,657
Cap Rate 9%
$346,622
Alternative Uses
Best Use
Multifamily LT 5
$445.7K
$390.0K – $519.9K
NOI $31,196 @ 7.0% cap · market cap 4.87%
Second Best
Apartment 5plus
$388.8K
$340.2K – $453.6K
NOI $27,215 @ 7.0% cap · market cap 4.25%
Theoretical Best
Office A
$1.26M
$1.11M – $1.47M
NOI $88,488 @ 7.0% cap · market cap 13.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,067
Businesses Nearby
Explore this area
Business Placement
Demographics for 75034, TX
47,734
Population
23,836
Households
2
Avg Household Size
36
Median Age
63%
College-Educated
97%
High-School Grad
15.9 sq mi
ZIP Area
3,002
Density / Sq Mi
$107,945
Median Household Income
$67,256
Median Earnings
$1,730
Median Rent
$679,500
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two attached residences feature open layouts, fenced yards, and refreshed interior finishes.
Where is this duplex located?
The property is located at 8659 Holly Street Frisco, TX.
What is the asking price?
The asking price for this property is $640,000.
What are key features of this property?
This property features: Duplex includes both 8659 and 8661 Holly Street; 3,240 square feet on a 0.15‑acre lot; Each side has a two‑car garage and fenced yard
