Duplex With Private
New
For Sale
$499,000
1758/1760 Horseshoe CIR, Round Rock, TX 78681
Two-level units offer private balconies, fenced outdoor space, carports, and tenant occupancy at closing.
Property Size2,518 SF
Price / SF$198.17
Days on Market2
Property Features for 1758/1760 Horseshoe CIR
General Information
Standard status
Active
Size
2,518 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Parking per Unit
1
Amenities
fireplace
vaulted ceilings
breakfast-bar kitchen
walk-in closets
laundry hookups
private balcony
fenced backyard
Building Details
Year Built
1985
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
Coldwell Banker Realty
(254) 200-3800
Listed By:
Longhorn Realty
(512) 289-2121
Source:
Longhornrealty
Added: Sep 13
Last Checked: Sep 13 at 5:45AM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This full-building duplex contains 2,518 total square feet across two 1,259-square-foot residences. Each unit includes 2 bedrooms and 2 full baths arranged over two levels, with its own entrance positioned at opposite ends of the building. Interior features include vaulted ceilings, fireplaces, breakfast bars, walk-in closets, laundry hookups, and private second-story balconies. A fenced backyard and carport provide additional outdoor and parking amenities, with one assigned space for each residence.
Major exterior work completed in January 2024 included a full roof replacement with 25-year composition shingles, along with new siding, trim, cedar fascia, gutters, downspouts, window screens, exterior paint, and fence work. Both HVAC systems were replaced in November 2022. Unit 1758 received luxury vinyl plank flooring and updated bathroom vanities in July 2026. The property is located at 1758/1760 Horseshoe CIR in Round Rock, Texas, and both units are tenant-occupied at closing.
Major exterior work completed in January 2024 included a full roof replacement with 25-year composition shingles, along with new siding, trim, cedar fascia, gutters, downspouts, window screens, exterior paint, and fence work. Both HVAC systems were replaced in November 2022. Unit 1758 received luxury vinyl plank flooring and updated bathroom vanities in July 2026. The property is located at 1758/1760 Horseshoe CIR in Round Rock, Texas, and both units are tenant-occupied at closing.
Key Highlights
- 2,518 total square feet divided into two 1,259‑square‑foot units
- Each residence has 2 bedrooms and 2 full baths over two levels
- Roof replaced January 2024 with 25‑year composition shingles
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
$25,899
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
5.19%
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%
$517,980
$518.0K
Cap Rate 7%
$369,986
$370.0K
Cap Rate 9%
$287,767
$287.8K
Market Conditions
NOI Build-Up for 2,518 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
$42.9K $17.04/SF
− Vacancy
−$5.9K −$2.35/SF
EGI
$37.0K $14.69/SF
− OpEx
−$11.1K −$4.41/SF
NOI
$25.9K $10.29/SF
Area
Round Rock, TX
Vacancy
13.77%
Lease Rate
$17.04 /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%
$517,980
Cap Rate 7%
$369,986
Cap Rate 9%
$287,767
Alternative Uses
Best Use
Multifamily LT 5
$370.0K
$323.7K – $431.7K
NOI $25,899 @ 7.0% cap · market cap 5.19%
Second Best
Apartment 5plus
$324.8K
$284.2K – $378.9K
NOI $22,735 @ 7.0% cap · market cap 4.56%
Theoretical Best
Office A
$797.7K
$698.0K – $930.7K
NOI $55,839 @ 7.0% cap · market cap 11.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
252
Businesses Nearby
Explore this area
Business Placement
Demographics for 78681, TX
57,503
Population
20,817
Households
2.8
Avg Household Size
38
Median Age
56%
College-Educated
95%
High-School Grad
23.2 sq mi
ZIP Area
2,479
Density / Sq Mi
$136,215
Median Household Income
$62,739
Median Earnings
$1,848
Median Rent
$460,000
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-level units offer private balconies, fenced outdoor space, carports, and tenant occupancy at closing.
Where is this duplex located?
The property is located at 1758/1760 Horseshoe CIR Round Rock, TX.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: 2,518 total square feet divided into two 1,259‑square‑foot units; Each residence has 2 bedrooms and 2 full baths over two levels; Roof replaced January 2024 with 25‑year composition shingles
