Duplex with Mirrored
For Sale
$415,000
2614 & 2616 S Fannin Avenue, Denison, TX 75020
ResidentialIncome, Denison, TX
Property Size2,648 SF
Lot Size0.57 Acres
Price / SF$156.72
Days on Market48
Property Features for 2614 & 2616 S Fannin Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
6
Full bathrooms
6
Rooms
Bedroom 4, Bathroom 1, Bedroom 5, Bathroom 4, Bedroom 2, Bathroom 3, Bedroom 1, Bathroom 6, Bedroom 6, Bathroom 5, Bedroom 3, Bathroom 2
Parking
4
Parking features
Driveway
Interior features
EatInKitchen, GraniteCounters, KitchenIsland, Pantry, WalkInClosets
Appliances
Dishwasher, ElectricCooktop, ElectricOven, Disposal, Microwave, Refrigerator
Subdivision
Couch-Sims 3rd Add
Elementary school
Hyde Park
Middle school
Henry Scott
High school
Denison
Elementary school district
Denison ISD
Middle school district
Denison ISD
High school district
Denison ISD
Directions
Please use GPS
Standard status
Active
APN
408914
Lot size
0.57 Acres
Taxes and HOA fees
Tax Description
COUCH SIMS THIRD ADDN REPLAT FAIRMOUNT ADDITI
Tax Annual Amount
9892
Legal Description
COUCH SIMS THIRD ADDN REPLAT FAIRMOUNT ADDITI
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Ceiling Fan(s), Electric, Central Air
Water source
Public
Building Details
Year built
2022
Floors in Building
2
Number of units
2
Flooring type
Laminate, Tile, Carpet
Building materials
Brick, Concrete, WoodSiding
Roof type
Composition
Listing Agency:
DHS Realty
Listed By:
Nazanin Zandi · License #0774000
(972) 979-8413
Added: Jul 31
Changed: Sep 15
Last Checked: Sep 16 at 9:06AM
MLS# 21347089
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.
Built in 2022, this duplex comprises two matching residences with 2,648 SF of combined living space. Each unit offers three bedrooms and three full bathrooms, including a first-floor bath, along with a large living room and an eat-in kitchen equipped with stainless steel appliances, granite counters, a pantry, and a kitchen island. Walk-in closets, laminate and tile flooring, central heating and cooling, and ceiling fans add practical functionality. Each side also includes a low-maintenance backyard and driveway parking.
The property occupies 0.567 acres at 2614 & 2616 S Fannin Avenue in Denison, Texas. Public water and sewer serve the property, and the structure features brick, concrete, and wood siding with a composition roof. Both residences are leased, with one term extending through July 2027 and the other through October 2026. Lake Texoma, shopping, dining, and Texas Instruments in Sherman are identified as nearby area destinations.
The property occupies 0.567 acres at 2614 & 2616 S Fannin Avenue in Denison, Texas. Public water and sewer serve the property, and the structure features brick, concrete, and wood siding with a composition roof. Both residences are leased, with one term extending through July 2027 and the other through October 2026. Lake Texoma, shopping, dining, and Texas Instruments in Sherman are identified as nearby area destinations.
Key Highlights
- Two‑unit duplex with 2,648 SF of combined living space
- Each unit includes 3 bedrooms and 3 full bathrooms
- Both residences feature matching layouts with first‑floor bathrooms
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
$20,299
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
4.89%
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%
$405,980
$406.0K
Cap Rate 7%
$289,986
$290.0K
Cap Rate 9%
$225,544
$225.5K
Market Conditions
NOI Build-Up for 2,648 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
$32.7K $12.36/SF
− Vacancy
−$3.7K −$1.41/SF
EGI
$29.0K $10.95/SF
− OpEx
−$8.7K −$3.29/SF
NOI
$20.3K $7.67/SF
Area
Grayson County, TX
Vacancy
11.40%
Lease Rate
$12.36 /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%
$405,980
Cap Rate 7%
$289,986
Cap Rate 9%
$225,544
Alternative Uses
Best Use
Multifamily LT 5
$290.0K
$253.7K – $338.3K
NOI $20,299 @ 7.0% cap · market cap 4.89%
Second Best
Apartment 5plus
$257.1K
$224.9K – $299.9K
NOI $17,994 @ 7.0% cap · market cap 4.34%
Theoretical Best
Hotel Hospitality
$1.36M
$1.19M – $1.58M
NOI $95,090 @ 7.0% cap · market cap 22.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
166
Businesses Nearby
Explore this area
Business Placement
Demographics for 75020, TX
23,782
Population
10,802
Households
2.2
Avg Household Size
42
Median Age
19%
College-Educated
90%
High-School Grad
61.0 sq mi
ZIP Area
390
Density / Sq Mi
$66,308
Median Household Income
$38,656
Median Earnings
$1,136
Median Rent
$187,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two matching residences provide spacious living areas, updated kitchens, and private low-maintenance yards.
Where is this duplex located?
The property is located at 2614 & 2616 S Fannin Avenue Denison, TX.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,648 SF of combined living space; Each unit includes 3 bedrooms and 3 full bathrooms; Both residences feature matching layouts with first‑floor bathrooms
