Updated Duplex with New
For Sale
$269,000
1409 W Martin, Pleasanton, TX 78064
Two residential units feature matching layouts, included appliances, and garage parking.
Property Size1,932 SF
Price / SF$139.23
Days on Market28
Property Features for 1409 W Martin
General Information
Standard status
Active
Size
1,932 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Building Details
Year Built
2006
Buildings
1
Listing Agency:
All Season Realty
(830) 570-9561
Listed By:
Arthur Flores
Source:
Kingdomtxrealty
Added: Aug 3
Changed: Aug 29
Last Checked: Aug 25 at 4:58AM
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 All Season Realty
Investment Insights
Based on property information with market context.
This 1932-square-foot duplex, built in 2006, contains two residential units with matching layouts. Each unit includes 2 bedrooms and 2 bathrooms, while the building provides a 2-car garage. New roofs and updated interiors support the property’s current condition, and the sale includes a stove/oven, refrigerator, vent-a-hood microwave, and garbage disposal in each unit.
The property is located at 1409 W Martin in Pleasanton, Texas, a few blocks from a city park with fishing, tennis, and playground facilities. Nearby schools add to the surrounding residential setting. All units are property managed.
The property is located at 1409 W Martin in Pleasanton, Texas, a few blocks from a city park with fishing, tennis, and playground facilities. Nearby schools add to the surrounding residential setting. All units are property managed.
Key Highlights
- Two‑unit duplex with 2 bedrooms and 2 bathrooms per unit
- 1932 SF building constructed in 2006
- 2‑car garage
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
$14,810
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
5.51%
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%
$296,200
$296.2K
Cap Rate 7%
$211,571
$211.6K
Cap Rate 9%
$164,556
$164.6K
Market Conditions
NOI Build-Up for 1,932 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
$23.9K $12.36/SF
− Vacancy
−$2.7K −$1.41/SF
EGI
$21.2K $10.95/SF
− OpEx
−$6.3K −$3.29/SF
NOI
$14.8K $7.67/SF
Area
Atascosa 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%
$296,200
Cap Rate 7%
$211,571
Cap Rate 9%
$164,556
Alternative Uses
Best Use
Multifamily LT 5
$211.6K
$185.1K – $246.8K
NOI $14,810 @ 7.0% cap · market cap 5.51%
Second Best
Apartment 5plus
$187.6K
$164.1K – $218.8K
NOI $13,129 @ 7.0% cap · market cap 4.88%
Theoretical Best
Hotel Hospitality
$1.46M
$1.27M – $1.70M
NOI $101,865 @ 7.0% cap · market cap 37.87%
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
327
Businesses Nearby
Explore this area
Business Placement
Demographics for 78064, TX
15,710
Population
6,179
Households
2.5
Avg Household Size
38
Median Age
21%
College-Educated
83%
High-School Grad
281.4 sq mi
ZIP Area
56
Density / Sq Mi
$69,407
Median Household Income
$36,185
Median Earnings
$1,109
Median Rent
$216,300
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 residential units feature matching layouts, included appliances, and garage parking.
Where is this duplex located?
The property is located at 1409 W Martin Pleasanton, TX.
What is the asking price?
The asking price for this property is $269,000.
What are key features of this property?
This property features: Two‑unit duplex with 2 bedrooms and 2 bathrooms per unit; 1932 SF building constructed in 2006; 2‑car garage
