New-Construction Duplex with Open
New
For Sale
$599,000
1306 Country Road, Whitesboro, TX 76273
Two-unit property featuring contemporary finishes and durable, low-maintenance construction.
Property Size2,920 SF
Price / SF$205.14
Days on Market3
Property Features for 1306 Country Road
General Information
Standard status
Active
Size
2,920 SF
Property subtype
Multi-Family
Building Details
Year Built
2026
Listing Agency:
JPAR North Metro
(972) 836-9295
Listed By:
Michael Troth
Source:
Dallasandbeyond
Added: Sep 16
Last Checked: Sep 16 at 1:19PM
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 JPAR North Metro
Investment Insights
Based on property information with market context.
This newly built duplex is part of a three-building multifamily development on Country Road in Whitesboro. The property measures 2,920 square feet and was constructed in 2026, offering modern materials and a low-maintenance ownership profile.
Each unit includes an open living area, a downstairs half bath, luxury vinyl plank flooring, quartz countertops with backsplash, and stainless steel appliances. Spray-foam insulation throughout the units supports interior comfort and energy efficiency. The three adjacent duplexes may be acquired individually or together, providing flexibility for ownership of one building or the complete development. The property is located minutes from downtown Whitesboro.
Each unit includes an open living area, a downstairs half bath, luxury vinyl plank flooring, quartz countertops with backsplash, and stainless steel appliances. Spray-foam insulation throughout the units supports interior comfort and energy efficiency. The three adjacent duplexes may be acquired individually or together, providing flexibility for ownership of one building or the complete development. The property is located minutes from downtown Whitesboro.
Key Highlights
- 2,920‑square‑foot duplex constructed in 2026
- Part of a three‑building, adjacent duplex development
- Open‑concept living areas with downstairs half baths
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
$22,384
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
3.74%
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%
$447,680
$447.7K
Cap Rate 7%
$319,771
$319.8K
Cap Rate 9%
$248,711
$248.7K
Market Conditions
NOI Build-Up for 2,920 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
$36.1K $12.36/SF
− Vacancy
−$4.1K −$1.41/SF
EGI
$32.0K $10.95/SF
− OpEx
−$9.6K −$3.29/SF
NOI
$22.4K $7.67/SF
Area
Grayson 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%
$447,680
Cap Rate 7%
$319,771
Cap Rate 9%
$248,711
Alternative Uses
Best Use
Multifamily LT 5
$319.8K
$279.8K – $373.1K
NOI $22,384 @ 7.0% cap · market cap 3.74%
Second Best
Apartment 5plus
$283.5K
$248.0K – $330.7K
NOI $19,842 @ 7.0% cap · market cap 3.31%
Theoretical Best
Hotel Hospitality
$1.50M
$1.31M – $1.75M
NOI $104,857 @ 7.0% cap · market cap 17.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
37
Businesses Nearby
Explore this area
Business Placement
Demographics for 76273, TX
9,857
Population
4,182
Households
2.4
Avg Household Size
43
Median Age
20%
College-Educated
92%
High-School Grad
206.9 sq mi
ZIP Area
48
Density / Sq Mi
$80,244
Median Household Income
$41,441
Median Earnings
$1,171
Median Rent
$234,400
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-unit property featuring contemporary finishes and durable, low-maintenance construction.
Where is this duplex located?
The property is located at 1306 Country Road Whitesboro, TX.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: 2,920‑square‑foot duplex constructed in 2026; Part of a three‑building, adjacent duplex development; Open‑concept living areas with downstairs half baths
