Duplex with Private
For Sale
$804,570
2206 Alta Vista Ave, Austin, TX 78704
Central Austin duplex with separate entrances, outdoor space, one vacant side, and a leased unit.
Property Size1,750 SF
Price / SF$459.75
Days on Market12
Property Features for 2206 Alta Vista Ave
General Information
Standard status
Active
Size
1,750 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 3BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$15,400
Listing Agency:
eXp Realty, LLC
(512) 771-7985
Listed By:
Charles Lee
(512) 771-7985
Source:
Exprealty
Added: Aug 21
Changed: Aug 29
Last Checked: Aug 30 at 9:23PM
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 eXp Realty, LLC
Investment Insights
Based on property information with market context.
This Travis Heights duplex contains two separately entered residences, each with 3 bedrooms, 1 full bath, and 875 sq ft. Both sides include private backyard space. The property totals 1,750 sq ft, with Side 2 vacant and ready for occupancy. Recent work to that unit includes interior painting, a new oven/range, and a new dishwasher.
Side 1 is subject to a 12-month lease with a long-time tenant, while Side 2 provides immediate flexibility for an owner-occupant or a new tenant. The property is located at 2206 Alta Vista Ave in Austin’s 78704 area, near South Congress Avenue, Big Stacy Neighborhood Park, and IH-35. Downtown Austin is also minutes away.
Side 1 is subject to a 12-month lease with a long-time tenant, while Side 2 provides immediate flexibility for an owner-occupant or a new tenant. The property is located at 2206 Alta Vista Ave in Austin’s 78704 area, near South Congress Avenue, Big Stacy Neighborhood Park, and IH-35. Downtown Austin is also minutes away.
Key Highlights
- Two‑unit duplex at 2206 Alta Vista Ave, Austin, TX
- Each residence offers 3 bedrooms, 1 full bath, and 875 sq ft
- Both units have private entrances and backyard space
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
$29,172
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
3.63%
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%
$583,440
$583.4K
Cap Rate 7%
$416,743
$416.7K
Cap Rate 9%
$324,133
$324.1K
Market Conditions
NOI Build-Up for 1,750 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
$44.1K $25.20/SF
− Vacancy
−$2.4K −$1.39/SF
EGI
$41.7K $23.81/SF
− OpEx
−$12.5K −$7.14/SF
NOI
$29.2K $16.67/SF
Area
ZIP 78704
Vacancy
5.50%
Lease Rate
$25.20 /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%
$583,440
Cap Rate 7%
$416,743
Cap Rate 9%
$324,133
Alternative Uses
Best Use
Multifamily LT 5
$416.7K
$364.7K – $486.2K
NOI $29,172 @ 7.0% cap · market cap 3.63%
Second Best
Apartment 5plus
$383.2K
$335.3K – $447.1K
NOI $26,826 @ 7.0% cap · market cap 3.33%
Theoretical Best
Office A
$729.7K
$638.5K – $851.4K
NOI $51,082 @ 7.0% cap · market cap 6.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,386
Businesses Nearby
Explore this area
Business Placement
Demographics for 78704, TX
49,197
Population
29,959
Households
1.6
Avg Household Size
34
Median Age
70%
College-Educated
94%
High-School Grad
8.8 sq mi
ZIP Area
5,591
Density / Sq Mi
$97,160
Median Household Income
$67,527
Median Earnings
$1,755
Median Rent
$862,000
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 - Central Austin duplex with separate entrances, outdoor space, one vacant side, and a leased unit.
Where is this duplex located?
The property is located at 2206 Alta Vista Ave Austin, TX.
What is the asking price?
The asking price for this property is $804,570.
What are key features of this property?
This property features: Two‑unit duplex at 2206 Alta Vista Ave, Austin, TX; Each residence offers 3 bedrooms, 1 full bath, and 875 sq ft; Both units have private entrances and backyard space
