Two-Unit Duplex with
For Sale
$325,000
2204 South 12th Street, Abilene, TX 79605
Separate private yards accompany two residential units and an electrified workshop.
Property Size2,384 SF
Price / SF$136.33
Days on Market124
Property Features for 2204 South 12th Street
General Information
Standard status
Active
Size
2,384 SF
Total Parking Spaces
4
Property subtype
Multi-Family / Full Duplex
Units
Unit Mix
1 x 3BR/2BA, 1 x 2BR/1BA
Multifamily Units
2
Amenities
private yards
workshop with electricity
covered carport
Ceiling Fan(s), Central Air, Electric, Window Unit(s)
Central, Electric
No
Carpet, Luxury Vinyl Plank, Tile, Wood
Dishwasher, Electric Range, Electric Water Heater, Microwave, Refrigerator, Water Filter
Window Coverings
Built-in Features, Cable TV Available, High Speed Internet Available, Pantry
Shingle
Two
Chain Link, Wood
Rain Gutters
2
Pillar/Post/Pier, Slab
Assessor
Vinyl Siding
Building Details
Year Built
1947
Buildings
1
Listing Agency:
RE/MAX Big Country
Listed By:
Kayla Couch · License #0808691
(325) 201-3898
Source:
Compass
Added: May 7
Changed: Sep 6
Last Checked: Sep 6 at 4:59PM
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 RE/MAX Big Country
Investment Insights
Based on property information with market context.
Built in 1947, this duplex contains two distinct residences with private outdoor areas. The larger unit measures 1,664 SF across two stories and includes three bedrooms, two bathrooms, an upper-level living area, a bonus room, laundry space, covered carport access, and a fenced yard. The ground-level second unit provides 720 SF with two bedrooms, one bathroom, and its own yard.
A detached 16' x 40' workshop with electricity adds functional storage and project space, with direct access from the larger unit. Interior features include central air, window units, ceiling fans, a dishwasher, electric range, microwave, refrigerator, pantry, and a combination of carpet, luxury vinyl plank, tile, and wood flooring. The property is located at 2204 South 12th Street in Abilene, Texas.
A detached 16' x 40' workshop with electricity adds functional storage and project space, with direct access from the larger unit. Interior features include central air, window units, ceiling fans, a dishwasher, electric range, microwave, refrigerator, pantry, and a combination of carpet, luxury vinyl plank, tile, and wood flooring. The property is located at 2204 South 12th Street in Abilene, Texas.
Key Highlights
- Two residential units totaling 2,384 SF
- Unit 1 offers 3 bedrooms, 2 baths, and 1,664 SF across two stories
- Unit 2 is a ground‑level 2‑bedroom, 1‑bath unit with 720 SF
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
$19,765
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
6.08%
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%
$395,300
$395.3K
Cap Rate 7%
$282,357
$282.4K
Cap Rate 9%
$219,611
$219.6K
Market Conditions
NOI Build-Up for 2,384 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
$30.0K $12.60/SF
− Vacancy
−$1.8K −$0.76/SF
EGI
$28.2K $11.84/SF
− OpEx
−$8.5K −$3.55/SF
NOI
$19.8K $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%
$395,300
Cap Rate 7%
$282,357
Cap Rate 9%
$219,611
Alternative Uses
Best Use
Multifamily LT 5
$282.4K
$247.1K – $329.4K
NOI $19,765 @ 7.0% cap · market cap 6.08%
Second Best
Apartment 5plus
$261.3K
$228.6K – $304.8K
NOI $18,289 @ 7.0% cap · market cap 5.63%
Theoretical Best
Office A
$532.3K
$465.7K – $621.0K
NOI $37,259 @ 7.0% cap · market cap 11.46%
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
618
Businesses Nearby
Explore this area
Business Placement
Demographics for 79605, TX
30,239
Population
12,795
Households
2.4
Avg Household Size
35
Median Age
25%
College-Educated
87%
High-School Grad
11.0 sq mi
ZIP Area
2,749
Density / Sq Mi
$59,565
Median Household Income
$33,537
Median Earnings
$1,077
Median Rent
$159,800
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Separate private yards accompany two residential units and an electrified workshop.
Where is this duplex located?
The property is located at 2204 South 12th Street Abilene, TX.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Two residential units totaling 2,384 SF; Unit 1 offers 3 bedrooms, 2 baths, and 1,664 SF across two stories; Unit 2 is a ground‑level 2‑bedroom, 1‑bath unit with 720 SF
