Duplex With Separate Living
For Sale
$310,000
2217 Peach Tree Street, Amarillo, TX 79109
Two connected residences offer independent living areas, kitchens, garages, and outdoor space for flexible occupancy arrangements.
Property Size3,038 SF
Price / SF$102.04
Days on Market32
Property Features for 2217 Peach Tree Street
General Information
Standard status
Active
Size
3,038 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Units
Unit Mix
1 x 2BR/1BA, 1 x 3BR/3BA
Multifamily Units
2
Parking per Unit
1
Building Details
Year Built
1951
Buildings
1
Listing Agency:
ERA Courtyard Real Estate
(806) 353-2711
Listed By:
Lesley Munsell · License #MUNL
Source:
Choosemeraki
Added: Jul 30
Changed: Aug 29
Last Checked: Aug 29 at 6:54PM
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 ERA Courtyard Real Estate
Investment Insights
Based on property information with market context.
This 1951-built duplex contains 3,038 square feet with two connected residential sections that can function independently or as one larger home. The front residence includes two bedrooms and one bathroom, while the rear residence provides three bedrooms and three bathrooms. Each section has its own living area, kitchen, single-car garage, and yard space, with an interior connection allowing the layouts to be combined.
The configuration supports traditional duplex use, short-term rental operations, or multigenerational living, as specifically contemplated in the property information. The two-part arrangement gives an owner occupant or investor flexibility to maintain separate spaces or operate the residences together.
The configuration supports traditional duplex use, short-term rental operations, or multigenerational living, as specifically contemplated in the property information. The two-part arrangement gives an owner occupant or investor flexibility to maintain separate spaces or operate the residences together.
Key Highlights
- Two‑part duplex configuration with 3,038 square feet of living space
- Front residence includes 2 bedrooms and 1 bathroom
- Rear residence includes 3 bedrooms and 3 bathrooms
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
$22,910
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
7.39%
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%
$458,200
$458.2K
Cap Rate 7%
$327,286
$327.3K
Cap Rate 9%
$254,556
$254.6K
Market Conditions
NOI Build-Up for 3,038 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
$34.6K $11.40/SF
− Vacancy
−$1.9K −$0.63/SF
EGI
$32.7K $10.77/SF
− OpEx
−$9.8K −$3.23/SF
NOI
$22.9K $7.54/SF
Area
Amarillo, TX
Vacancy
5.50%
Lease Rate
$11.40 /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%
$458,200
Cap Rate 7%
$327,286
Cap Rate 9%
$254,556
Alternative Uses
Best Use
Multifamily LT 5
$327.3K
$286.4K – $381.8K
NOI $22,910 @ 7.0% cap · market cap 7.39%
Second Best
Apartment 5plus
$287.8K
$251.9K – $335.8K
NOI $20,149 @ 7.0% cap · market cap 6.50%
Theoretical Best
Office A
$678.3K
$593.5K – $791.3K
NOI $47,480 @ 7.0% cap · market cap 15.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,135
Businesses Nearby
Explore this area
Business Placement
Demographics for 79109, TX
42,509
Population
20,308
Households
2.1
Avg Household Size
39
Median Age
33%
College-Educated
93%
High-School Grad
10.3 sq mi
ZIP Area
4,127
Density / Sq Mi
$68,579
Median Household Income
$41,410
Median Earnings
$945
Median Rent
$217,600
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 connected residences offer independent living areas, kitchens, garages, and outdoor space for flexible occupancy arrangements.
Where is this duplex located?
The property is located at 2217 Peach Tree Street Amarillo, TX.
What is the asking price?
The asking price for this property is $310,000.
What are key features of this property?
This property features: Two‑part duplex configuration with 3,038 square feet of living space; Front residence includes 2 bedrooms and 1 bathroom; Rear residence includes 3 bedrooms and 3 bathrooms
