Duplex with Wood-Burning
For Sale
$530,000
Pending
2212 Heritage Circle, Carrollton, TX 75006
Two rental units offer open living areas, low-maintenance flooring, central air, and convenient access to nearby shopping and recreation.
Property Size2,946 SF
Days on Market292
Property Features for 2212 Heritage Circle
General Information
Standard status
Pending
Size
2,946 SF
Total Parking Spaces
4
Property subtype
Multi-Family / Full Duplex
Amenities
Ceiling Fan(s), Central Air, Electric
Central, Natural Gas
Carpet, Vinyl
Dishwasher, Disposal, Electric Range, Gas Water Heater
2946.0
1
Cable TV Available, Granite Counters, High Speed Internet Available
Wood Burning Stove
No
Composition
One
Wood
Covered Patio/Porch
Slab
Assessor
2
Brick, Siding
Covered, Front Porch, Side Porch
Building Details
Year Built
1978
Buildings
1
Listing Agency:
WM Realty Tx LLC
Listed By:
Quinn Segars · License #0590872
(469) 509-3546
Source:
Compass
Added: Nov 14, 2025
Changed: Aug 31
Last Checked: Aug 29 at 6:33PM
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 WM Realty Tx LLC
Investment Insights
Based on property information with market context.
This duplex at 2212 Heritage Circle contains two residential units totaling 2,946 square feet. Each unit provides 1,473 square feet with two bedrooms and two bathrooms, along with open living space, central air, ceiling fans, granite counters, and low-maintenance carpet and vinyl flooring. Wood-burning fireplaces add a defined feature to both homes. The property also includes dishwashers, disposals, electric ranges, gas water heaters, covered porch areas, and a slab foundation. Foundation work has been completed with a warranty.
The property is located in Carrollton near everyday services and community amenities. Albertsons is just over a quarter-mile away, while Founders Classical Academy - Carrollton is less than half a mile from the duplex. Josey Ranch Athletic Complex is nearby, and the Downtown Carrollton Silver Line Station provides public transportation access to the greater Dallas-Fort Worth metroplex. Built in 1978, the property offers two separately configured homes within one duplex asset.
The property is located in Carrollton near everyday services and community amenities. Albertsons is just over a quarter-mile away, while Founders Classical Academy - Carrollton is less than half a mile from the duplex. Josey Ranch Athletic Complex is nearby, and the Downtown Carrollton Silver Line Station provides public transportation access to the greater Dallas-Fort Worth metroplex. Built in 1978, the property offers two separately configured homes within one duplex asset.
Key Highlights
- Two‑unit duplex with 2,946 square feet total
- Each unit offers 1,473 square feet, two bedrooms, and two bathrooms
- Foundation work completed with warranty
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
$37,572
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
7.09%
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%
$751,440
$751.4K
Cap Rate 7%
$536,743
$536.7K
Cap Rate 9%
$417,467
$417.5K
Market Conditions
NOI Build-Up for 2,946 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 $20.28/SF
− Vacancy
−$6.1K −$2.06/SF
EGI
$53.7K $18.22/SF
− OpEx
−$16.1K −$5.47/SF
NOI
$37.6K $12.75/SF
Area
Carrollton, TX
Vacancy
10.16%
Lease Rate
$20.28 /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%
$751,440
Cap Rate 7%
$536,743
Cap Rate 9%
$417,467
Alternative Uses
Best Use
Multifamily LT 5
$536.7K
$469.7K – $626.2K
NOI $37,572 @ 7.0% cap · market cap 7.09%
Second Best
Apartment 5plus
$493.6K
$431.9K – $575.9K
NOI $34,553 @ 7.0% cap · market cap 6.52%
Theoretical Best
Specialty Retail
$724.8K
$634.2K – $845.6K
NOI $50,735 @ 7.0% cap · market cap 9.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
714
Businesses Nearby
Explore this area
Business Placement
Demographics for 75006, TX
47,811
Population
19,549
Households
2.4
Avg Household Size
37
Median Age
33%
College-Educated
83%
High-School Grad
17.1 sq mi
ZIP Area
2,796
Density / Sq Mi
$79,466
Median Household Income
$43,403
Median Earnings
$1,528
Median Rent
$296,500
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 rental units offer open living areas, low-maintenance flooring, central air, and convenient access to nearby shopping and recreation.
Where is this duplex located?
The property is located at 2212 Heritage Circle Carrollton, TX.
What is the asking price?
The asking price for this property is $530,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,946 square feet total; Each unit offers 1,473 square feet, two bedrooms, and two bathrooms; Foundation work completed with warranty
