Brick Duplex with Covered
For Sale
$320,000
1304 Cinch Drive, Killeen, TX 76549
Two three-bedroom units offer attached one-car garages, covered patios, and practical interior finishes.
Property Size2,580 SF
Price / SF$124.03
Days on Market322
Property Features for 1304 Cinch Drive
General Information
Standard status
Active
Size
2,580 SF
Total Parking Spaces
2
Property subtype
Duplex
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Parking per Unit
1
Additional Details
Highway Access
Yes
Amenities
covered porches
covered patios
fenced yard
Central Air, Electric, Ceiling Fan(s)
3
Tile, Carpet
Dishwasher, Disposal, Electric Appliances, Range, Electric Range/Cooktop, Refrigerator, Range Hood, Electric Dryer
Walk-in Closets, Pantry, Washer Hook Ups, Internet Connection, Cable Available, Laminate Counter, Window Treatment
Double Pane
Composition, Shingle
No Fence, Privacy Fence, Chain Link
Patio, Porch, Covered
Attached Parking. Fenced Yard.
1 Garage Spaces. Front Entrance, Attached Garage, Garage.
Brick, Brick Trim/Veneer, Lap
73 x 120
Curbs Walk, Other, City Road, None, Asphalt.
Building Details
Year Built
2007
Stories
1
Construction
brick
Listing Agency:
Coldwell Banker Realty
(254) 289-5905
Listed By:
Vernon MacHardy · License #0433118
(254) 289-5905
Source:
Xome
Added: Oct 14, 2025
Changed: Aug 30
Last Checked: Aug 30 at 8:43PM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
Located at 1304 Cinch Drive in Killeen, this 2007 duplex includes two units, each arranged with 3 bedrooms, 2 baths, and a 1-car attached garage. The exterior combines brick with stone accents and provides covered porches and patios. Inside, both residences feature living rooms, tile flooring in the kitchens, dining rooms, and bathrooms, plus carpeted areas, computer nooks, pantries, and washer hookups. Primary bathrooms include dual sinks and a garden tub with shower combination.
The property sits near the intersections of Hwy 195 and Stan Schlueter Loop. Current lease terms extend through 1-31-2027 for Apt A and 5-31-2026 for Apt B. Additional features include central air, electric appliances, double-pane windows, walk-in closets, and fenced yard areas with a divider between the two units.
The property sits near the intersections of Hwy 195 and Stan Schlueter Loop. Current lease terms extend through 1-31-2027 for Apt A and 5-31-2026 for Apt B. Additional features include central air, electric appliances, double-pane windows, walk-in closets, and fenced yard areas with a divider between the two units.
Key Highlights
- Two‑unit duplex with 3 bedrooms, 2 baths, and a 1‑car attached garage per side
- 2007 construction with brick exterior and stone accents
- Covered porches and patios serve both units
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
$22,299
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
6.97%
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%
$445,980
$446.0K
Cap Rate 7%
$318,557
$318.6K
Cap Rate 9%
$247,767
$247.8K
Market Conditions
NOI Build-Up for 2,580 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
$34.1K $13.20/SF
− Vacancy
−$2.2K −$0.85/SF
EGI
$31.9K $12.35/SF
− OpEx
−$9.6K −$3.70/SF
NOI
$22.3K $8.64/SF
Area
Killeen, TX
Vacancy
6.46%
Lease Rate
$13.20 /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%
$445,980
Cap Rate 7%
$318,557
Cap Rate 9%
$247,767
Alternative Uses
Best Use
Multifamily LT 5
$318.6K
$278.7K – $371.7K
NOI $22,299 @ 7.0% cap · market cap 6.97%
Second Best
Apartment 5plus
$294.7K
$257.9K – $343.9K
NOI $20,631 @ 7.0% cap · market cap 6.45%
Theoretical Best
Office A
$619.7K
$542.2K – $723.0K
NOI $43,379 @ 7.0% cap · market cap 13.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
142
Businesses Nearby
Explore this area
Business Placement
Demographics for 76549, TX
56,199
Population
21,794
Households
2.6
Avg Household Size
29
Median Age
23%
College-Educated
95%
High-School Grad
94.1 sq mi
ZIP Area
597
Density / Sq Mi
$62,536
Median Household Income
$36,340
Median Earnings
$1,363
Median Rent
$202,100
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two three-bedroom units offer attached one-car garages, covered patios, and practical interior finishes.
Where is this duplex located?
The property is located at 1304 Cinch Drive Killeen, TX.
What is the asking price?
The asking price for this property is $320,000.
What are key features of this property?
This property features: Two‑unit duplex with 3 bedrooms, 2 baths, and a 1‑car attached garage per side; 2007 construction with brick exterior and stone accents; Covered porches and patios serve both units
