Updated Duplex with
New
For Sale
$525,000
2133 Patriot Commons Road, Abilene, TX 79601
MULTI_FAMILY - Abilene, TX
Property Size2,698 SF
Lot Size0.21 Acres
Price / SF$194.59
Days on Market3
Property Features for 2133 Patriot Commons Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 2, Bathroom 4, Bedroom 2, Bathroom 1, Bedroom 1, Bedroom 6, Bedroom 5, Bedroom 4, Bathroom 3, Bedroom 3
Parking
4
Parking features
Open, Garage
Interior features
HighSpeedInternet, CableTv
Fireplace
1
Appliances
Dryer, ElectricRange, Refrigerator, Washer
Subdivision
Quail Valley Northeast
Lot features
Interior Lot, Landscaped, Subdivision
Elementary school
Taylor
Middle school
Craig
High school
Abilene
Elementary school district
Abilene ISD
Middle school district
Abilene ISD
High school district
Abilene ISD
Directions
Take 351 to Patriot Commons then turn left
Standard status
Active
APN
45183
Size
2,698 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Description
QUAIL VALLEY NORTHEAST SEC 1, BLOCK F, LOT 12
Tax Annual Amount
3354
HOA Fee
$144 Annually
Legal Description
QUAIL VALLEY NORTHEAST SEC 1, BLOCK F, LOT 12
Utilities
Sewer type
Public Sewer
Heating system
Central, Heat Pump (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
1999
Floors in Building
1
Number of units
2
Flooring type
Tile, Carpet
Building materials
Brick
Roof type
Composition
Listing Agency:
Better Homes & Gardens Real Estate Senter, REALTORS
(325) 695-8000
Listed By:
Patricia Knight · License #0292216
(325) 695-8000
Added: Aug 7
Last Checked: Aug 9 at 7:06AM
MLS# 21296335
Copyright © 2026 North Texas Real Estate Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex at 2133 Patriot Commons Road contains 2 separate units within a 2,698-square-foot building constructed in 1999. Each side is described with 3 bedrooms, 2 baths, and a 2-car garage. One owner-occupied unit features a redesigned gourmet kitchen and living area. Brick construction, composition roofing, tile and carpet flooring, central air, heat pump heating, and a fireplace are included. Appliances consist of a washer, dryer, refrigerator, and electric range.
The property sits on 0.206 acres in Abilene near ACU. Public water and public sewer serve the property, while open parking supplements the garages. High-speed internet and cable TV are among the listed interior features.
The property sits on 0.206 acres in Abilene near ACU. Public water and public sewer serve the property, while open parking supplements the garages. High-speed internet and cable TV are among the listed interior features.
Key Highlights
- Duplex with 2 separate units
- Each unit includes 3 bedrooms, 2 baths, and a 2‑car garage
- 2,698 square feet on 0.206 acres
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
$22,369
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
4.26%
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%
$447,380
$447.4K
Cap Rate 7%
$319,557
$319.6K
Cap Rate 9%
$248,544
$248.5K
Market Conditions
NOI Build-Up for 2,698 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
$34.0K $12.60/SF
− Vacancy
−$2.0K −$0.76/SF
EGI
$32.0K $11.84/SF
− OpEx
−$9.6K −$3.55/SF
NOI
$22.4K $8.29/SF
Area
Abilene, TX
Vacancy
6.00%
Lease Rate
$12.60 /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%
$447,380
Cap Rate 7%
$319,557
Cap Rate 9%
$248,544
Alternative Uses
Best Use
Multifamily LT 5
$319.6K
$279.6K – $372.8K
NOI $22,369 @ 7.0% cap · market cap 4.26%
Second Best
Apartment 5plus
$295.7K
$258.7K – $345.0K
NOI $20,698 @ 7.0% cap · market cap 3.94%
Theoretical Best
Office A
$602.4K
$527.1K – $702.8K
NOI $42,167 @ 7.0% cap · market cap 8.03%
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
147
Businesses Nearby
Explore this area
Business Placement
Demographics for 79601, TX
26,515
Population
9,422
Households
2.8
Avg Household Size
32
Median Age
21%
College-Educated
84%
High-School Grad
263.0 sq mi
ZIP Area
101
Density / Sq Mi
$54,515
Median Household Income
$24,704
Median Earnings
$988
Median Rent
$182,900
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 separate residential units offer refreshed interiors, private garages, and proximity to ACU.
Where is this duplex located?
The property is located at 2133 Patriot Commons Road Abilene, TX.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Duplex with 2 separate units; Each unit includes 3 bedrooms, 2 baths, and a 2‑car garage; 2,698 square feet on 0.206 acres
