Austin Fourplex with Condo
For Sale
$900,000
8613 Putnam Dr, Austin, TX 78757
Fourplex in Austin, Texas, with individual sale potential.
Property Size4,096 SF
Lot Size0.21 Acres
Days on Market275
Property Features for 8613 Putnam Dr
General Information
Standard status
Active
Size
4,096 SF
Lot size
0.21 Acres
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$10,383
Building Details
Building Size
4,096 SF
Year Built
1973
Stories
2
Units
4
Listing Agency:
(512) 709-8278
Listed By:
Vilija Levy · License #724175
(512) 709-8278
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 24
Last Checked: Aug 29 at 2:18PM
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 Vilija Levy
Investment Insights
Based on property information with market context.
This fourplex in Austin, Texas, is part of a condo setup, offering flexibility and investment potential. The units can be sold individually. A neighboring fourplex is also available.
Key Highlights
- Units can be sold individually, offering flexibility.
- Investment potential due to condoed setup.
- Neighboring fourplex also available for purchase.
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
$60,507
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
6.72%
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%
$1,210,140
$1.2M
Cap Rate 7%
$864,386
$864.4K
Cap Rate 9%
$672,300
$672.3K
Market Conditions
NOI Build-Up for 4,096 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
$90.9K $22.20/SF
− Vacancy
−$4.5K −$1.10/SF
EGI
$86.4K $21.10/SF
− OpEx
−$25.9K −$6.33/SF
NOI
$60.5K $14.77/SF
Area
Austin, TX
Vacancy
4.94%
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%
$1,210,140
Cap Rate 7%
$864,386
Cap Rate 9%
$672,300
Alternative Uses
Best Use
Multifamily LT 5
$864.4K
$756.3K – $1.01M
NOI $60,507 @ 7.0% cap · market cap 6.72%
Second Best
Apartment 5plus
$794.5K
$695.2K – $926.9K
NOI $55,612 @ 7.0% cap · market cap 6.18%
Theoretical Best
Office A
$1.61M
$1.40M – $1.87M
NOI $112,356 @ 7.0% cap · market cap 12.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,374
Businesses Nearby
Explore this area
Business Placement
Demographics for 78757, TX
23,847
Population
11,930
Households
2
Avg Household Size
37
Median Age
68%
College-Educated
97%
High-School Grad
5.0 sq mi
ZIP Area
4,769
Density / Sq Mi
$104,946
Median Household Income
$65,886
Median Earnings
$1,661
Median Rent
$629,500
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 - Fourplex in Austin, Texas, with individual sale potential.
Where is this quadplex located?
The property is located at 8613 Putnam Dr Austin, TX.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: Units can be sold individually, offering flexibility.; Investment potential due to condoed setup.; Neighboring fourplex also available for purchase.
