New-Construction Duplex with Modern
New
For Sale
$599,000
1308 Country Road, Whitesboro, TX 76273
Two-unit residential income property with open layouts, durable finishes, and energy-focused spray-foam insulation.
Property Size2,920 SF
Price / SF$205.14
Days on Market3
Property Features for 1308 Country Road
General Information
Standard status
Active
Size
2,920 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
6
Building Details
Year Built
2026
Buildings
3
Listing Agency:
Danie LaRue, OmniMain Realty
Listed By:
Christine Beckendorf
(817) 783-9497
Source:
Txluxere
Added: Sep 16
Changed: Sep 17
Last Checked: Sep 16 at 2:16PM
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 Danie LaRue, OmniMain Realty
Investment Insights
Based on property information with market context.
This duplex at 1308 Country Road offers newly constructed residential income space in Whitesboro. Completed in 2026, the property includes two units with open-concept living areas, a half bath on the lower level, and luxury vinyl plank flooring throughout. Quartz countertops, matching backsplash, and stainless steel appliances give the interiors a contemporary finish, while full spray-foam insulation supports comfort and energy efficiency.
The property is part of a three-building duplex development near downtown Whitesboro. Buyers may acquire this duplex individually or consider the neighboring buildings as part of a larger purchase. New construction and durable interior materials provide a low-maintenance configuration for continued rental use.
The property is part of a three-building duplex development near downtown Whitesboro. Buyers may acquire this duplex individually or consider the neighboring buildings as part of a larger purchase. New construction and durable interior materials provide a low-maintenance configuration for continued rental use.
Key Highlights
- Duplex completed in 2026
- Two units with open‑concept living areas
- Quartz countertops, backsplash, and stainless steel appliances
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
Lease Details
6
Residential units
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 residential income property with open layouts, durable finishes, and energy-focused spray-foam insulation.
Where is this duplex located?
The property is located at 1308 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: Duplex completed in 2026; Two units with open‑concept living areas; Quartz countertops, backsplash, and stainless steel appliances
