Two-Unit Duplex with
For Sale
$400,000
155/157 Village North Cir, Gladewater, TX 75647
Built in 2025, the property combines modern interiors, private fenced yards, separate utility metering, and individual garages.
Property Size3,110 SF
Price / SF$128.62
Days on Market19
Property Features for 155/157 Village North Cir
General Information
Standard status
Active
Size
3,110 SF
Total Parking Spaces
2
Property subtype
Residential Income
Occupancy
100%
Financials
Gross Income
$41,640
Average Monthly Rent
$1,735
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Parking per Unit
1
Amenities
EV charging port
private fenced backyards
Building Details
Year Built
2025
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
Inspire Real Estate Group
(903) 353-0082
Listed By:
Hannah Gossage
(903) 353-0082
Source:
Exprealty
Added: Aug 5
Changed: Aug 21
Last Checked: Aug 22 at 11:53AM
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 Inspire Real Estate Group
Investment Insights
Based on property information with market context.
Completed in 2025, this two-story duplex contains two similarly configured residences, each with 3 bedrooms, 2.5 bathrooms, and a one-car garage equipped with an EV charging port. Both units feature open-concept living areas, hard-surface flooring, granite countertops, stainless steel appliances, substantial cabinetry, and abundant natural light. Private fenced backyards and separate electric and water meters support distinct household use and straightforward operations.
The upper level of each residence includes a primary suite with a walk-in closet and private bathroom, along with two additional bedrooms and a shared full bathroom. A half bath is located on the main floor. The property at 155/157 Village North Cir in Gladewater is leased through April 30, 2027, for one unit and November 29, 2026, for the other. Tenants are responsible for utilities and yard maintenance.
The upper level of each residence includes a primary suite with a walk-in closet and private bathroom, along with two additional bedrooms and a shared full bathroom. A half bath is located on the main floor. The property at 155/157 Village North Cir in Gladewater is leased through April 30, 2027, for one unit and November 29, 2026, for the other. Tenants are responsible for utilities and yard maintenance.
Key Highlights
- Two‑unit duplex completed in 2025
- Each unit includes 3 bedrooms, 2.5 bathrooms, and a one‑car garage
- EV charging port provided in each 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
$25,272
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
6.32%
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%
$505,440
$505.4K
Cap Rate 7%
$361,029
$361.0K
Cap Rate 9%
$280,800
$280.8K
Market Conditions
NOI Build-Up for 3,110 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
$38.4K $12.36/SF
− Vacancy
−$2.3K −$0.75/SF
EGI
$36.1K $11.61/SF
− OpEx
−$10.8K −$3.48/SF
NOI
$25.3K $8.13/SF
Area
Gregg County, TX
Vacancy
6.08%
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%
$505,440
Cap Rate 7%
$361,029
Cap Rate 9%
$280,800
Alternative Uses
Best Use
Multifamily LT 5
$361.0K
$315.9K – $421.2K
NOI $25,272 @ 7.0% cap · market cap 6.32%
Second Best
Apartment 5plus
$332.1K
$290.6K – $387.5K
NOI $23,247 @ 7.0% cap · market cap 5.81%
Theoretical Best
Hotel Hospitality
$2.34M
$2.05M – $2.73M
NOI $163,975 @ 7.0% cap · market cap 40.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
10
Businesses Nearby
Explore this area
Business Placement
Demographics for 75647, TX
13,485
Population
5,706
Households
2.4
Avg Household Size
40
Median Age
17%
College-Educated
85%
High-School Grad
88.6 sq mi
ZIP Area
152
Density / Sq Mi
$61,356
Median Household Income
$38,939
Median Earnings
$1,030
Median Rent
$164,300
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 - Built in 2025, the property combines modern interiors, private fenced yards, separate utility metering, and individual garages.
Where is this duplex located?
The property is located at 155/157 Village North Cir Gladewater, TX.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: Two‑unit duplex completed in 2025; Each unit includes 3 bedrooms, 2.5 bathrooms, and a one‑car garage; EV charging port provided in each garage
