Duplex With Separate
For Sale
$429,900
320 W Congress St, Denton, TX 76201
Two matching residences combine private access, individual utilities, outdoor space, and dedicated parking near Downtown Denton.
Property Size2,062 SF
Price / SF$208.49
Days on Market33
Property Features for 320 W Congress St
General Information
Standard status
Active
Size
2,062 SF
Property subtype
Multi-Family
Zoning
R7
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Parking per Unit
3
Additional Details
Utilities to Site
Yes
Amenities
separate entrance
storage shed
backyard
Building Details
Year Built
1983
Buildings
1
Listing Agency:
Fathom Realty, LLC
Listed By:
Patricia Gonzalez · License #0671082
(940) 206-6884
Source:
Christenberrygroup
Added: Aug 21
Changed: Sep 20
Last Checked: Sep 21 at 11:18AM
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 Fathom Realty, LLC
Investment Insights
Based on property information with market context.
Built in 1983, this full duplex contains two residences, each with 2 bedrooms, 2 full bathrooms, a separate entrance, and an open arrangement connecting the living, dining, and kitchen areas. Separate utility meters serve each side. The property also includes dedicated parking for approximately 3 vehicles per unit, one storage shed per residence, and shaded backyard areas with mature trees. A new AC unit and furnace have been installed on the 320 side.
Located at 320–322 W Congress Street, the duplex is near the historic Downtown Denton Square, local restaurants, coffee shops, shopping, live music, and community festivals. Osteria il Muro and L’Amitié Bistro are steps away, while TWU and UNT are within easy reach. R7 zoning is in place; permitted uses, short-term rental eligibility, measurements, and applicable City requirements should be independently verified.
Located at 320–322 W Congress Street, the duplex is near the historic Downtown Denton Square, local restaurants, coffee shops, shopping, live music, and community festivals. Osteria il Muro and L’Amitié Bistro are steps away, while TWU and UNT are within easy reach. R7 zoning is in place; permitted uses, short-term rental eligibility, measurements, and applicable City requirements should be independently verified.
Key Highlights
- Two‑unit property at 320–322 W Congress Street near the historic Downtown Denton Square
- Each residence includes 2 bedrooms, 2 full bathrooms, a separate entrance, and an open living, dining, and kitchen area
- Separate utility meters serve both sides of the duplex
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
$35,764
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
8.32%
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%
$715,280
$715.3K
Cap Rate 7%
$510,914
$510.9K
Cap Rate 9%
$397,378
$397.4K
Market Conditions
NOI Build-Up for 2,062 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
$57.4K $27.84/SF
− Vacancy
−$6.3K −$3.06/SF
EGI
$51.1K $24.78/SF
− OpEx
−$15.3K −$7.43/SF
NOI
$35.8K $17.34/SF
Area
Denton, TX
Vacancy
11.00%
Lease Rate
$27.84 /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%
$715,280
Cap Rate 7%
$510,914
Cap Rate 9%
$397,378
Alternative Uses
Best Use
Multifamily LT 5
$510.9K
$447.1K – $596.1K
NOI $35,764 @ 7.0% cap · market cap 8.32%
Second Best
Apartment 5plus
$447.9K
$391.9K – $522.6K
NOI $31,355 @ 7.0% cap · market cap 7.29%
Theoretical Best
Office A
$644.2K
$563.7K – $751.6K
NOI $45,096 @ 7.0% cap · market cap 10.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
2,244
Businesses Nearby
Explore this area
Business Placement
Demographics for 76201, TX
27,610
Population
13,087
Households
2.1
Avg Household Size
26
Median Age
46%
College-Educated
95%
High-School Grad
5.5 sq mi
ZIP Area
5,020
Density / Sq Mi
$37,863
Median Household Income
$18,308
Median Earnings
$1,128
Median Rent
$250,200
Median Home Value
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two matching residences combine private access, individual utilities, outdoor space, and dedicated parking near Downtown Denton.
Where is this duplex located?
The property is located at 320 W Congress St Denton, TX.
What is the asking price?
The asking price for this property is $429,900.
What are key features of this property?
This property features: Two‑unit property at 320–322 W Congress Street near the historic Downtown Denton Square; Each residence includes 2 bedrooms, 2 full bathrooms, a separate entrance, and an open living, dining, and kitchen area; Separate utility meters serve both sides of the duplex
