Updated Three-Unit
For Sale
$925,000
1708 S 9th Street A B C, Waco, TX 76706
Three updated residences offer functional layouts near Baylor University and Downtown Waco.
Property Size4,399 SF
Days on Market13
Property Features for 1708 S 9th Street A B C
General Information
Standard status
Active
Size
4,399 SF
Property subtype
Triplex
Units
Unit Mix
3 x 3BR/2BA
Multifamily Units
3
Building Details
Building Size
4,399 SF
Year Built
2000
Buildings
1
Listing Agency:
Paramount Realty & Management
(254) 855-4908
Listed By:
Mary Rodriguez
Source:
Whitelabelrealty
Added: Aug 11
Changed: Aug 15
Last Checked: Aug 22 at 11:41AM
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 Paramount Realty & Management
Investment Insights
Based on property information with market context.
This triplex, built in 2000, contains three residential units with a consistent three-bedroom, two-bathroom layout. Across the property, the configuration provides nine bedrooms and six full bathrooms, along with living and dining areas in each residence. Updated interiors feature modern finishes and move-in-ready presentation.
Located at 1708 S 9th Street in Waco, the property sits near Baylor University and is described as being within the university area. Downtown Waco, Magnolia Market at the Silos, shopping, dining, and coffee shops are also nearby. The address places the three-unit property within an established residential setting serving the Baylor and broader Waco community.
Located at 1708 S 9th Street in Waco, the property sits near Baylor University and is described as being within the university area. Downtown Waco, Magnolia Market at the Silos, shopping, dining, and coffee shops are also nearby. The address places the three-unit property within an established residential setting serving the Baylor and broader Waco community.
Key Highlights
- Three‑unit triplex with 9 bedrooms and 6 bathrooms total
- Each unit includes 3 bedrooms and 2 full bathrooms
- Updated interiors with modern finishes
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
$38,106
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
4.12%
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%
$762,120
$762.1K
Cap Rate 7%
$544,371
$544.4K
Cap Rate 9%
$423,400
$423.4K
Market Conditions
NOI Build-Up for 4,399 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
$59.7K $13.56/SF
− Vacancy
−$5.2K −$1.19/SF
EGI
$54.4K $12.37/SF
− OpEx
−$16.3K −$3.71/SF
NOI
$38.1K $8.66/SF
Area
Waco, TX
Vacancy
8.74%
Lease Rate
$13.56 /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%
$762,120
Cap Rate 7%
$544,371
Cap Rate 9%
$423,400
Alternative Uses
Best Use
Multifamily LT 5
$544.4K
$476.3K – $635.1K
NOI $38,106 @ 7.0% cap · market cap 4.12%
Second Best
Apartment 5plus
$500.9K
$438.3K – $584.4K
NOI $35,062 @ 7.0% cap · market cap 3.79%
Theoretical Best
Office A
$1.16M
$1.02M – $1.35M
NOI $81,241 @ 7.0% cap · market cap 8.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
682
Businesses Nearby
Explore this area
Business Placement
Demographics for 76706, TX
39,303
Population
16,600
Households
2.4
Avg Household Size
27
Median Age
23%
College-Educated
85%
High-School Grad
72.3 sq mi
ZIP Area
544
Density / Sq Mi
$42,277
Median Household Income
$23,954
Median Earnings
$1,063
Median Rent
$180,600
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?
Triplex - Three updated residences offer functional layouts near Baylor University and Downtown Waco.
Where is this triplex located?
The property is located at 1708 S 9th Street A B C Waco, TX.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: Three‑unit triplex with 9 bedrooms and 6 bathrooms total; Each unit includes 3 bedrooms and 2 full bathrooms; Updated interiors with modern finishes
