Duplex with Backyard
For Sale
$295,000
2609 Vernice Loop, Killeen, TX 76549
The layout includes durable flooring, a breakfast bar, dining area, and convenient laundry connections.
Property Size2,614 SF
Price / SF$112.85
Days on Market85
Property Features for 2609 Vernice Loop
General Information
Standard status
Active
Size
2,614 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
2006
Buildings
1
Listing Agency:
Lone Star Realty & Property Ma
Listed By:
Matthew Doerbaum (254) 699-7003 · License #0787491
(254) 290-5259
Source:
Homeguidecentraltexas
Added: Jun 10
Changed: Sep 2
Last Checked: Sep 1 at 7:41PM
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 Lone Star Realty & Property Ma
Investment Insights
Based on property information with market context.
Located at 2609 Vernice Loop in Killeen, Texas, this 2,614-square-foot duplex was built in 2006 and offers a three-bedroom, two-bath configuration. The interior combines ceramic tile across the common areas with vinyl plank flooring in the bedrooms, creating distinct finishes for shared and private spaces.
The kitchen includes matching appliances, a dishwasher, breakfast bar, and adjoining dining area. A rear-door connection from the kitchen leads to the backyard. Additional interior features include a built-in hallway desk and washer and dryer connections.
The kitchen includes matching appliances, a dishwasher, breakfast bar, and adjoining dining area. A rear-door connection from the kitchen leads to the backyard. Additional interior features include a built-in hallway desk and washer and dryer connections.
Key Highlights
- 2,614 SF duplex built in 2006
- Three‑bedroom, two‑bath configuration
- Ceramic tile in common areas and vinyl plank flooring in bedrooms
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
$22,593
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
7.66%
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%
$451,860
$451.9K
Cap Rate 7%
$322,757
$322.8K
Cap Rate 9%
$251,033
$251.0K
Market Conditions
NOI Build-Up for 2,614 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
$34.5K $13.20/SF
− Vacancy
−$2.2K −$0.85/SF
EGI
$32.3K $12.35/SF
− OpEx
−$9.7K −$3.70/SF
NOI
$22.6K $8.64/SF
Area
Killeen, TX
Vacancy
6.46%
Lease Rate
$13.20 /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%
$451,860
Cap Rate 7%
$322,757
Cap Rate 9%
$251,033
Alternative Uses
Best Use
Multifamily LT 5
$322.8K
$282.4K – $376.6K
NOI $22,593 @ 7.0% cap · market cap 7.66%
Second Best
Apartment 5plus
$298.6K
$261.3K – $348.4K
NOI $20,903 @ 7.0% cap · market cap 7.09%
Theoretical Best
Office A
$627.9K
$549.4K – $732.5K
NOI $43,950 @ 7.0% cap · market cap 14.90%
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
162
Businesses Nearby
Explore this area
Business Placement
Demographics for 76549, TX
56,199
Population
21,794
Households
2.6
Avg Household Size
29
Median Age
23%
College-Educated
95%
High-School Grad
94.1 sq mi
ZIP Area
597
Density / Sq Mi
$62,536
Median Household Income
$36,340
Median Earnings
$1,363
Median Rent
$202,100
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 - The layout includes durable flooring, a breakfast bar, dining area, and convenient laundry connections.
Where is this duplex located?
The property is located at 2609 Vernice Loop Killeen, TX.
What is the asking price?
The asking price for this property is $295,000.
What are key features of this property?
This property features: 2,614 SF duplex built in 2006; Three‑bedroom, two‑bath configuration; Ceramic tile in common areas and vinyl plank flooring in bedrooms
