Fourplex with Central HVAC
For Sale
$549,999
10205 Brownie Dr, Austin, TX 78753
Four 2-bedroom, 1-bath units built in 1982 on a 0.27-acre lot, each with central HVAC and a fireplace.
Property Size3,120 SF
Lot Size0.27 Acres
Price / SF$176.28
Days on Market119
Property Features for 10205 Brownie Dr
General Information
Standard status
Active
Size
3,120 SF
Lot size
0.27 Acres
Property subtype
Commercial
Additional Details
Multifamily Units
4
Building Details
Building Size
3,120 SF
Year Built
1982
Tenancy
Multi
Listing Agency:
Lezlie Tram Realty, LLC
Listed By:
Tram Le · License #0650951
(512) 917-8257
Source:
Elliman
Added: May 10
Changed: Sep 2
Last Checked: Sep 4 at 12:13PM
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 Lezlie Tram Realty, LLC
Investment Insights
Based on property information with market context.
This fourplex at 10205 Brownie Dr includes four separate 2-bedroom, 1-bath units within a 3,120-square-foot total building size. Built in 1982, the property features central HVAC and a fireplace in each unit, along with functional layouts intended for everyday comfort. The exterior is a combination of brick and wood, supported by a slab foundation, contributing to a durable, low-maintenance exterior.
Located in the established Western Trails of Quail Creek community in Northwest Austin, the property is described as convenient to major roadways and nearby shopping, dining, and major employment centers. BikeScore, walkScore, and transitScore are provided as 35, 50, and 41 respectively, indicating a more car-dependent setting.
With four fully separated residential units on one lot, this asset is designed to support straightforward rental operations for an investor looking for multi-unit ownership.
Located in the established Western Trails of Quail Creek community in Northwest Austin, the property is described as convenient to major roadways and nearby shopping, dining, and major employment centers. BikeScore, walkScore, and transitScore are provided as 35, 50, and 41 respectively, indicating a more car-dependent setting.
With four fully separated residential units on one lot, this asset is designed to support straightforward rental operations for an investor looking for multi-unit ownership.
Key Highlights
- 3120 SF fourplex built in 1982 with four 2‑bedroom, 1‑bath units
- All units are in the same 1982 build and share central HVAC
- Each unit includes a fireplace and functional layout
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
$45,964
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
8.36%
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%
$919,280
$919.3K
Cap Rate 7%
$656,629
$656.6K
Cap Rate 9%
$510,711
$510.7K
Market Conditions
NOI Build-Up for 3,120 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
$69.3K $22.20/SF
− Vacancy
−$3.6K −$1.15/SF
EGI
$65.7K $21.05/SF
− OpEx
−$19.7K −$6.31/SF
NOI
$46.0K $14.73/SF
Area
ZIP 78753
Vacancy
5.20%
Lease Rate
$22.20 /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%
$919,280
Cap Rate 7%
$656,629
Cap Rate 9%
$510,711
Alternative Uses
Best Use
Multifamily LT 5
$656.6K
$574.6K – $766.1K
NOI $45,964 @ 7.0% cap · market cap 8.36%
Second Best
Apartment 5plus
$606.4K
$530.6K – $707.5K
NOI $42,450 @ 7.0% cap · market cap 7.72%
Theoretical Best
Office A
$1.22M
$1.07M – $1.43M
NOI $85,584 @ 7.0% cap · market cap 15.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
879
Businesses Nearby
Explore this area
Business Placement
Demographics for 78753, TX
58,761
Population
25,345
Households
2.3
Avg Household Size
32
Median Age
35%
College-Educated
80%
High-School Grad
11.3 sq mi
ZIP Area
5,200
Density / Sq Mi
$62,334
Median Household Income
$38,278
Median Earnings
$1,447
Median Rent
$344,100
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?
Quadplex - Four 2-bedroom, 1-bath units built in 1982 on a 0.27-acre lot, each with central HVAC and a fireplace.
Where is this quadplex located?
The property is located at 10205 Brownie Dr Austin, TX.
What is the asking price?
The asking price for this property is $549,999.
What are key features of this property?
This property features: 3120 SF fourplex built in 1982 with four 2‑bedroom, 1‑bath units; All units are in the same 1982 build and share central HVAC; Each unit includes a fireplace and functional layout
