Updated Duplex with Private
New
For Sale
$374,500
1404 W Braker LN #A & B, Austin, TX 78758
Two-unit property with separate garages, outdoor space, and kitchens connected directly to living areas.
Property Size1,606 SF
Price / SF$233.19
Days on Market6
Property Features for 1404 W Braker LN #A & B
General Information
Standard status
Active
Size
1,606 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Amenities
private yard
Building Details
Year Built
1980
Listing Agency:
Compass Re Texas, LLC
(281) 923-7698
Listed By:
Papasan Properties Group
(512) 330-1004
Source:
Papasanproperties
Added: Sep 13
Changed: Sep 15
Last Checked: Sep 18 at 7:33AM
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 Compass Re Texas, LLC
Investment Insights
Based on property information with market context.
This 1,606-square-foot duplex, built in 1980, contains two residential units with practical layouts and dedicated amenities for each occupant. Both sides include a private yard and garage, while the kitchens connect to the living rooms. High ceilings and comfortable living areas are also featured, and portions of the property have been updated.
The property is located at 1404 W Braker LN in Austin, with access to the Domain, the Northwest Austin tech corridor, Tesla, and Downtown Austin. Separate outdoor areas and garages provide functional division between the units. The property also includes areas where future owners may complete additional improvements.
The property is located at 1404 W Braker LN in Austin, with access to the Domain, the Northwest Austin tech corridor, Tesla, and Downtown Austin. Separate outdoor areas and garages provide functional division between the units. The property also includes areas where future owners may complete additional improvements.
Key Highlights
- Two‑unit duplex totaling 1,606 square feet
- Private yard and dedicated garage for each unit
- Kitchens open directly to living rooms
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
$23,724
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
6.33%
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%
$474,480
$474.5K
Cap Rate 7%
$338,914
$338.9K
Cap Rate 9%
$263,600
$263.6K
Market Conditions
NOI Build-Up for 1,606 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
$35.7K $22.20/SF
− Vacancy
−$1.8K −$1.10/SF
EGI
$33.9K $21.10/SF
− OpEx
−$10.2K −$6.33/SF
NOI
$23.7K $14.77/SF
Area
Austin, TX
Vacancy
4.94%
Lease Rate
$22.20 /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%
$474,480
Cap Rate 7%
$338,914
Cap Rate 9%
$263,600
Alternative Uses
Best Use
Multifamily LT 5
$338.9K
$296.6K – $395.4K
NOI $23,724 @ 7.0% cap · market cap 6.33%
Second Best
Apartment 5plus
$311.5K
$272.6K – $363.4K
NOI $21,805 @ 7.0% cap · market cap 5.82%
Theoretical Best
Office A
$629.3K
$550.7K – $734.2K
NOI $44,054 @ 7.0% cap · market cap 11.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,171
Businesses Nearby
Explore this area
Business Placement
Demographics for 78758, TX
49,831
Population
25,745
Households
1.9
Avg Household Size
32
Median Age
46%
College-Educated
85%
High-School Grad
9.1 sq mi
ZIP Area
5,476
Density / Sq Mi
$69,019
Median Household Income
$47,685
Median Earnings
$1,549
Median Rent
$419,300
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 with separate garages, outdoor space, and kitchens connected directly to living areas.
Where is this duplex located?
The property is located at 1404 W Braker LN #A & B Austin, TX.
What is the asking price?
The asking price for this property is $374,500.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,606 square feet; Private yard and dedicated garage for each unit; Kitchens open directly to living rooms
