Duplex Income
For Sale
$205,000
827 Dallas Street, Pleasanton, TX 78064
Duplex with two matching two-bedroom units, each with living space, kitchen, and a full bathroom.
Property Size1,856 SF
Price / SF$110.45
Days on Market523
Property Features for 827 Dallas Street
General Information
Standard status
Active
Size
1,856 SF
Property subtype
Multi-Family / One Story
Net Operating Income
$17,238
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,880
Amenities
Vinyl
Composition
Slab
Pre-Owned
Conventional, Cash, Investors OK
Covered Patio, Double Pane Windows, Mature Trees
Building Details
Year Built
2000
Tenancy
Multi
Listing Agency:
Shahan Real Estate
Listed By:
Anna Shahan · License #577355
(830) 200-9431
Source:
Compass
Added: Apr 3, 2025
Changed: Aug 8
Last Checked: Jul 23 at 2:33AM
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 Shahan Real Estate
Investment Insights
Based on property information with market context.
This duplex at 827 Dallas Street in Pleasanton offers two identical, well-kept units. Each unit features 2 bedrooms, 1 full bathroom, a living room, and a functional kitchen layout. Recent updates include fresh interior paint for both units in 2022, along with a new refrigerator. In 2021, both Unit A and Unit B were upgraded with brand-new complete HVAC systems.
The property is being offered for sale as a turnkey investment, with a strong rental history and steady occupancy. For tenant privacy, appointments are required for showings; no unscheduled visits are permitted.
The property is being offered for sale as a turnkey investment, with a strong rental history and steady occupancy. For tenant privacy, appointments are required for showings; no unscheduled visits are permitted.
Key Highlights
- Duplex built in 2000 with two identical units, each offering 2 bedrooms and 1 full bathroom
- 2022 upgrades: fresh interior paint for both units and a new refrigerator
- 2021 updates: brand‑new complete HVAC systems for Unit A and Unit B
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
$14,227
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
6.94%
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%
$284,540
$284.5K
Cap Rate 7%
$203,243
$203.2K
Cap Rate 9%
$158,078
$158.1K
Market Conditions
NOI Build-Up for 1,856 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
$22.9K $12.36/SF
− Vacancy
−$2.6K −$1.41/SF
EGI
$20.3K $10.95/SF
− OpEx
−$6.1K −$3.29/SF
NOI
$14.2K $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%
$284,540
Cap Rate 7%
$203,243
Cap Rate 9%
$158,078
Alternative Uses
Best Use
Multifamily LT 5
$203.2K
$177.8K – $237.1K
NOI $14,227 @ 7.0% cap · market cap 6.94%
Second Best
Apartment 5plus
$180.2K
$157.7K – $210.2K
NOI $12,612 @ 7.0% cap · market cap 6.15%
Theoretical Best
Hotel Hospitality
$1.40M
$1.22M – $1.63M
NOI $97,858 @ 7.0% cap · market cap 47.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
231
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 - Duplex with two matching two-bedroom units, each with living space, kitchen, and a full bathroom.
Where is this duplex located?
The property is located at 827 Dallas Street Pleasanton, TX.
What is the asking price?
The asking price for this property is $205,000.
What are key features of this property?
This property features: Duplex built in 2000 with two identical units, each offering 2 bedrooms and 1 full bathroom; 2022 upgrades: fresh interior paint for both units and a new refrigerator; 2021 updates: brand‑new complete HVAC systems for Unit A and Unit B
