Two-Unit Duplex with
For Sale
$280,000
1412 Briar Circle Unit 1412 & 1414, Crowley, TX 76036
Tenant-occupied duplex with separate residential sides, central electric HVAC, private back yards, and garage access.
Property Size2,180 SF
Price / SF$128.44
Days on Market255
Property Features for 1412 Briar Circle Unit 1412 & 1414
General Information
Standard status
Active
Size
2,180 SF
Total Parking Spaces
4
Property subtype
Multi-Family / Full Duplex
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Parking per Unit
1
Amenities
Central Air, Electric
Central, Electric
Tile
Electric Oven
High Speed Internet Available
No
Composition
One
Back Yard, Wood
1
Slab
Assessor
2
Brick
Building Details
Year Built
1986
Buildings
1
Listing Agency:
United Real Estate DFW
(817) 319-4418
Listed By:
Stacie Roberts · License #0565354
(817) 319-4418
Source:
Compass
Added: Dec 17, 2025
Changed: Aug 29
Last Checked: Aug 29 at 4:29PM
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 United Real Estate DFW
Investment Insights
Based on property information with market context.
This two-unit duplex contains 2,180 square feet and was built in 1986. Each residence offers 3 bedrooms, 2 bathrooms, and a 1-car garage, creating matching layouts across both sides of the property. Interior features include central electric air conditioning, electric central heat, tile, electric ovens, and high-speed internet availability.
The building has brick exterior elements, a composition roof, slab construction, and separate back yards enclosed by wood fencing. The property is currently tenant occupied, and showings and inspections are scheduled during the option period. Its address is 1412 Briar Circle, Unit 1412 & 1414, in Crowley, Texas, near Crowley High School.
The building has brick exterior elements, a composition roof, slab construction, and separate back yards enclosed by wood fencing. The property is currently tenant occupied, and showings and inspections are scheduled during the option period. Its address is 1412 Briar Circle, Unit 1412 & 1414, in Crowley, Texas, near Crowley High School.
Key Highlights
- 2,180‑square‑foot duplex built in 1986
- Each side includes 3 bedrooms, 2 bathrooms, and a 1‑car garage
- Both duplex units are included in the sale
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
$16,422
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
5.87%
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%
$328,440
$328.4K
Cap Rate 7%
$234,600
$234.6K
Cap Rate 9%
$182,467
$182.5K
Market Conditions
NOI Build-Up for 2,180 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
$26.4K $12.12/SF
− Vacancy
−$3.0K −$1.36/SF
EGI
$23.5K $10.76/SF
− OpEx
−$7.0K −$3.23/SF
NOI
$16.4K $7.53/SF
Area
Tarrant County, TX
Vacancy
11.21%
Lease Rate
$12.12 /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%
$328,440
Cap Rate 7%
$234,600
Cap Rate 9%
$182,467
Alternative Uses
Best Use
Multifamily LT 5
$234.6K
$205.3K – $273.7K
NOI $16,422 @ 7.0% cap · market cap 5.87%
Second Best
Apartment 5plus
$203.9K
$178.5K – $237.9K
NOI $14,276 @ 7.0% cap · market cap 5.10%
Theoretical Best
Office A
$766.9K
$671.0K – $894.7K
NOI $53,680 @ 7.0% cap · market cap 19.17%
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
117
Businesses Nearby
Explore this area
Business Placement
Demographics for 76036, TX
31,589
Population
11,807
Households
2.7
Avg Household Size
36
Median Age
30%
College-Educated
92%
High-School Grad
44.1 sq mi
ZIP Area
716
Density / Sq Mi
$94,124
Median Household Income
$48,214
Median Earnings
$1,579
Median Rent
$288,700
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 - Tenant-occupied duplex with separate residential sides, central electric HVAC, private back yards, and garage access.
Where is this duplex located?
The property is located at 1412 Briar Circle Unit 1412 & 1414 Crowley, TX.
What is the asking price?
The asking price for this property is $280,000.
What are key features of this property?
This property features: 2,180‑square‑foot duplex built in 1986; Each side includes 3 bedrooms, 2 bathrooms, and a 1‑car garage; Both duplex units are included in the sale
