Duplex With Fenced
For Sale
$399,900
110 Verna Spur, Georgetown, TX 78628
Recent paint, tile flooring, and separate outdoor areas support leasing or owner occupancy.
Property Size1,722 SF
Price / SF$232.23
Days on Market69
Property Features for 110 Verna Spur
General Information
Standard status
Active
Size
1,722 SF
Total Parking Spaces
1
Property subtype
Residential Income / Duplex
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$5,800
Amenities
fenced yards
Building Details
Year Built
1984
Listing Agency:
List to Sell
(512) 694-9199
Listed By:
Joseph Beneat · License #0453533
(512) 694-9199
Source:
Compass
Added: Jun 25
Changed: Aug 31
Last Checked: Aug 31 at 10:28PM
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 List to Sell
Investment Insights
Based on property information with market context.
This 1,722-square-foot duplex, built in 1984, offers a practical residential income configuration with tile flooring throughout and recent interior paint. Separate fenced yards provide distinct outdoor areas, while ample parking supports the property’s day-to-day functionality. The layout is suited to either leasing or owner occupancy.
The property is located on Verna Spur in Georgetown, near Williams Drive. Its cul-de-sac setting places it close to a swimming pool, shopping, and schools, combining a quieter street environment with access to everyday destinations.
The property is located on Verna Spur in Georgetown, near Williams Drive. Its cul-de-sac setting places it close to a swimming pool, shopping, and schools, combining a quieter street environment with access to everyday destinations.
Key Highlights
- 1,722 SF duplex built in 1984
- Tile flooring throughout the property
- Separate fenced yards
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
$28,876
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
7.22%
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%
$577,520
$577.5K
Cap Rate 7%
$412,514
$412.5K
Cap Rate 9%
$320,844
$320.8K
Market Conditions
NOI Build-Up for 1,722 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
$43.4K $25.20/SF
− Vacancy
−$2.1K −$1.24/SF
EGI
$41.3K $23.96/SF
− OpEx
−$12.4K −$7.19/SF
NOI
$28.9K $16.77/SF
Area
Williamson County, TX
Vacancy
4.94%
Lease Rate
$25.20 /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%
$577,520
Cap Rate 7%
$412,514
Cap Rate 9%
$320,844
Alternative Uses
Best Use
Multifamily LT 5
$412.5K
$361.0K – $481.3K
NOI $28,876 @ 7.0% cap · market cap 7.22%
Second Best
Apartment 5plus
$377.1K
$330.0K – $440.0K
NOI $26,397 @ 7.0% cap · market cap 6.60%
Theoretical Best
Office A
$719.8K
$629.9K – $839.8K
NOI $50,389 @ 7.0% cap · market cap 12.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
510
Businesses Nearby
Explore this area
Business Placement
Demographics for 78628, TX
40,378
Population
17,738
Households
2.3
Avg Household Size
42
Median Age
53%
College-Educated
94%
High-School Grad
64.7 sq mi
ZIP Area
624
Density / Sq Mi
$117,198
Median Household Income
$58,328
Median Earnings
$1,552
Median Rent
$467,700
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 - Recent paint, tile flooring, and separate outdoor areas support leasing or owner occupancy.
Where is this duplex located?
The property is located at 110 Verna Spur Georgetown, TX.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: 1,722 SF duplex built in 1984; Tile flooring throughout the property; Separate fenced yards
