Three-Unit Triplex with Family
For Sale
$305,000
1 & 3 Pinto Cir, Texarkana, TX 75503
Each residence offers three bedrooms, two baths, a family room, and a kitchen with substantial cabinet storage.
Property Size3,466 SF
Price / SF$87
Days on Market15
Property Features for 1 & 3 Pinto Cir
General Information
Standard status
Active
Size
3,466 SF
Property subtype
Residential Income
Units
Unit Mix
3 x 3BR/2BA
Multifamily Units
3
Building Details
Buildings
1
Listing Agency:
Impact Realty Group, LLC
(903) 748-2477
Listed By:
Tracy Spradlin · License #AR PB00054602 TX 493069
(903) 748-2477
Source:
Exprealty
Added: Aug 19
Changed: Aug 31
Last Checked: Sep 2 at 12:09AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Impact Realty Group, LLC
Investment Insights
Based on property information with market context.
This 3,466-square-foot triplex contains three residential units, each arranged with three bedrooms, two bathrooms, a family room, and a kitchen with ample cabinet storage. The consistent unit layouts provide a clearly defined multifamily configuration across the property.
The property is located at 1 & 3 Pinto Cir in Texarkana, TX, within Pleasant Grove ISD. Its three-unit design and uniform bedroom-and-bathroom count create a straightforward residential income property format for evaluation and management.
The property is located at 1 & 3 Pinto Cir in Texarkana, TX, within Pleasant Grove ISD. Its three-unit design and uniform bedroom-and-bathroom count create a straightforward residential income property format for evaluation and management.
Key Highlights
- Three‑unit triplex totaling 3,466 square feet
- Each unit includes 3 bedrooms and 2 bathrooms
- Family room included in every unit
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
$25,073
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
8.22%
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%
$501,460
$501.5K
Cap Rate 7%
$358,186
$358.2K
Cap Rate 9%
$278,589
$278.6K
Market Conditions
NOI Build-Up for 3,466 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
$38.7K $11.16/SF
− Vacancy
−$2.9K −$0.83/SF
EGI
$35.8K $10.33/SF
− OpEx
−$10.7K −$3.10/SF
NOI
$25.1K $7.23/SF
Area
Bowie County, TX
Vacancy
7.40%
Lease Rate
$11.16 /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%
$501,460
Cap Rate 7%
$358,186
Cap Rate 9%
$278,589
Alternative Uses
Best Use
Multifamily LT 5
$358.2K
$313.4K – $417.9K
NOI $25,073 @ 7.0% cap · market cap 8.22%
Second Best
Apartment 5plus
$296.2K
$259.2K – $345.6K
NOI $20,734 @ 7.0% cap · market cap 6.80%
Theoretical Best
Hotel Hospitality
$2.61M
$2.28M – $3.05M
NOI $182,745 @ 7.0% cap · market cap 59.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
139
Businesses Nearby
Explore this area
Business Placement
Demographics for 75503, TX
25,547
Population
11,464
Households
2.2
Avg Household Size
41
Median Age
35%
College-Educated
95%
High-School Grad
78.5 sq mi
ZIP Area
325
Density / Sq Mi
$67,733
Median Household Income
$43,508
Median Earnings
$1,185
Median Rent
$214,400
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?
Triplex - Each residence offers three bedrooms, two baths, a family room, and a kitchen with substantial cabinet storage.
Where is this triplex located?
The property is located at 1 & 3 Pinto Cir Texarkana, TX.
What is the asking price?
The asking price for this property is $305,000.
What are key features of this property?
This property features: Three‑unit triplex totaling 3,466 square feet; Each unit includes 3 bedrooms and 2 bathrooms; Family room included in every unit
