Fully Occupied
For Sale
$285,000
1052 Long St, Pleasanton, TX 78064
Two occupied units provide an established residential income configuration near local schools, shopping, dining, and major highways.
Property Size1,820 SF
Price / SF$156.59
Days on Market8
Property Features for 1052 Long St
General Information
Standard status
Active
Size
1,820 SF
Property subtype
Multi-Family
Building Details
Year Built
2000
Listing Agency:
South Roots Realty
(830) 534-9700
Listed By:
Carolyn Walker · License #655791
Source:
Theswinneygroup
Added: Aug 22
Changed: Aug 29
Last Checked: Aug 29 at 11:54AM
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 South Roots Realty
Investment Insights
Based on property information with market context.
Built in 2000, this duplex contains two occupied residential units within 1820 square feet. Existing occupancy provides a clear two-unit configuration for an owner seeking a residential income property, with both units already in place at closing subject to lease terms.
The property is located at 1052 Long St in Pleasanton, Texas. Schools, shopping, dining, and major highways are identified as nearby, giving residents access to everyday services and regional routes. The asset is classified as a duplex and is suited to buyers evaluating a small multifamily property with established occupancy.
The property is located at 1052 Long St in Pleasanton, Texas. Schools, shopping, dining, and major highways are identified as nearby, giving residents access to everyday services and regional routes. The asset is classified as a duplex and is suited to buyers evaluating a small multifamily property with established occupancy.
Key Highlights
- Two occupied residential units
- 1820 square feet of total property size
- Built in 2000
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
$13,952
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
4.90%
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%
$279,040
$279.0K
Cap Rate 7%
$199,314
$199.3K
Cap Rate 9%
$155,022
$155.0K
Market Conditions
NOI Build-Up for 1,820 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
$22.5K $12.36/SF
− Vacancy
−$2.6K −$1.41/SF
EGI
$19.9K $10.95/SF
− OpEx
−$6.0K −$3.29/SF
NOI
$14.0K $7.67/SF
Area
Atascosa County, TX
Vacancy
11.40%
Lease Rate
$12.36 /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%
$279,040
Cap Rate 7%
$199,314
Cap Rate 9%
$155,022
Alternative Uses
Best Use
Multifamily LT 5
$199.3K
$174.4K – $232.5K
NOI $13,952 @ 7.0% cap · market cap 4.90%
Second Best
Apartment 5plus
$176.7K
$154.6K – $206.1K
NOI $12,368 @ 7.0% cap · market cap 4.34%
Theoretical Best
Hotel Hospitality
$1.37M
$1.20M – $1.60M
NOI $95,960 @ 7.0% cap · market cap 33.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
269
Businesses Nearby
Explore this area
Business Placement
Demographics for 78064, TX
15,710
Population
6,179
Households
2.5
Avg Household Size
38
Median Age
21%
College-Educated
83%
High-School Grad
281.4 sq mi
ZIP Area
56
Density / Sq Mi
$69,407
Median Household Income
$36,185
Median Earnings
$1,109
Median Rent
$216,300
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 occupied units provide an established residential income configuration near local schools, shopping, dining, and major highways.
Where is this duplex located?
The property is located at 1052 Long St Pleasanton, TX.
What is the asking price?
The asking price for this property is $285,000.
What are key features of this property?
This property features: Two occupied residential units; 1820 square feet of total property size; Built in 2000
