Updated Duplex with Private
For Sale
$269,999
1320 Briarwood Circle, Garland, TX 75041
ResidentialIncome, Garland, TX
Property Size1,118 SF
Lot Size0.43 Acres
Price / SF$241.50
Days on Market29
Property Features for 1320 Briarwood Circle
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 2, Bathroom 1, Bedroom 2
Parking
3
Parking features
Open, Garage
Security features
Security
Interior features
HighSpeedInternet, CableTv
Exterior features
PrivateYard
Fencing
Fenced
Appliances
BuiltInRefrigerator, Dryer, Dishwasher, ElectricRange, Microwave, Refrigerator, WaterSoftener, WaterPurifier, Washer
Subdivision
Saturn Springs Estates No. 1
Lot features
Back Yard, Lawn, Few Trees
Elementary school
Choice Of School
Middle school
Choice Of School
High school
Choice Of School
Elementary school district
Garland ISD
Middle school district
Garland ISD
High school district
Garland ISD
Directions
Take I-635 E to S Garland Ave in Garland. Take exit 12 from I-635 E. Continue on S Garland Ave. Drive to Briarwood Dr in Garland.
Standard status
Active
APN
26509500020020000
Size
1,118 SF
Lot size
0.43 Acres
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air, Ceiling Fan(s)
Water source
Public
Water front features
Creek
Amenities
solar panels
water treatment system
large yard
Building Details
Year built
1950
Floors in Building
2
Number of units
2
Flooring type
Vinyl
Building materials
Concrete, WoodSiding
Roof type
Composition
Listing Agency:
Grey Square
Listed By:
Selling Dallas Stephens
(214) 239-2869
Added: Aug 6
Changed: Aug 26
Last Checked: Sep 3 at 3:06PM
MLS# 21341703
Copyright © 2026 North Texas Real Estate Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex offers an upstairs-and-downstairs living arrangement within 1,118 square feet on a 0.43-acre lot. The interior has been updated with granite countertops, quality cabinetry, tile accents, new fixtures, vinyl flooring, a stove, built-in microwave, and refrigerator. Central electric heating and cooling support the home, while ceiling fans provide an additional comfort feature. A RainSoft water treatment system, washer, dryer, dishwasher, and water purifier are included.
The property includes a fenced private yard, creek frontage, garage and open parking, and public water and sewer. Built in 1950, the residence is located in Garland near I-635, providing access to Dallas and Mesquite. Mounted televisions convey with the property unless the buyer or tenant requests their removal.
The property includes a fenced private yard, creek frontage, garage and open parking, and public water and sewer. Built in 1950, the residence is located in Garland near I-635, providing access to Dallas and Mesquite. Mounted televisions convey with the property unless the buyer or tenant requests their removal.
Key Highlights
- Duplex with upstairs‑and‑downstairs living arrangement
- 1,118 square feet on a 0.43‑acre lot
- Updated interior with granite countertops, cabinetry, tile, fixtures, and vinyl flooring
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
$19,658
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
7.28%
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%
$393,160
$393.2K
Cap Rate 7%
$280,829
$280.8K
Cap Rate 9%
$218,422
$218.4K
Market Conditions
NOI Build-Up for 1,118 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
$31.3K $27.96/SF
− Vacancy
−$3.2K −$2.84/SF
EGI
$28.1K $25.12/SF
− OpEx
−$8.4K −$7.54/SF
NOI
$19.7K $17.58/SF
Area
Garland, TX
Vacancy
10.16%
Lease Rate
$27.96 /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%
$393,160
Cap Rate 7%
$280,829
Cap Rate 9%
$218,422
Alternative Uses
Best Use
Multifamily LT 5
$280.8K
$245.7K – $327.6K
NOI $19,658 @ 7.0% cap · market cap 7.28%
Second Best
Apartment 5plus
$242.9K
$212.5K – $283.3K
NOI $17,000 @ 7.0% cap · market cap 6.30%
Theoretical Best
Office A
$1.34M
$1.17M – $1.57M
NOI $93,906 @ 7.0% cap · market cap 34.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
518
Businesses Nearby
Explore this area
Business Placement
Demographics for 75041, TX
32,219
Population
10,378
Households
3.1
Avg Household Size
33
Median Age
15%
College-Educated
70%
High-School Grad
7.9 sq mi
ZIP Area
4,078
Density / Sq Mi
$68,692
Median Household Income
$35,027
Median Earnings
$1,368
Median Rent
$214,600
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-level duplex with refreshed interiors, a fenced yard, garage parking, and public water and sewer service.
Where is this duplex located?
The property is located at 1320 Briarwood Circle Garland, TX.
What is the asking price?
The asking price for this property is $269,999.
What are key features of this property?
This property features: Duplex with upstairs‑and‑downstairs living arrangement; 1,118 square feet on a 0.43‑acre lot; Updated interior with granite countertops, cabinetry, tile, fixtures, and vinyl flooring
