Two-Bedroom Duplex With
New
For Sale
$675,000
275 Mooring Circle Units A&b, Lakeway, TX 78734
Each residence offers an open layout with dining and breakfast-bar areas.
Property Size2,018 SF
Price / SF$334.49
Days on Market5
Property Features for 275 Mooring Circle Units A&b
General Information
Standard status
Active
Size
2,018 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Listing Agency:
Austin Prime Realty
(512) 922-4581
Listed By:
Pamela Jones · License #0584723
Source:
Brandyerocca
Added: Aug 26
Changed: Aug 28
Last Checked: Aug 29 at 11:34AM
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 Austin Prime Realty
Investment Insights
Based on property information with market context.
This duplex contains two residences, each with 2 bedrooms, 2 full baths, a living area, breakfast bar, separate dining room, and a 1-car garage. The combined property measures 2,018 square feet and is arranged with open-plan interiors. The two sides may be organized through a condominium association with shared ownership of Lot A and Lot B, subject to the owners establishing common insurance and maintenance arrangements.
Located at 275 Mooring Circle in Lakeway, the property is served by Lake Travis ISD schools. A community library, shopping, and other services are nearby. Lakeway also provides access to a shared Lake Travis beachfront, while public golf and tennis club memberships are available at Hills of Lakeway - Elevation Athletic Club.
Located at 275 Mooring Circle in Lakeway, the property is served by Lake Travis ISD schools. A community library, shopping, and other services are nearby. Lakeway also provides access to a shared Lake Travis beachfront, while public golf and tennis club memberships are available at Hills of Lakeway - Elevation Athletic Club.
Key Highlights
- 2,018‑square‑foot duplex with two residences
- Each side includes 2 bedrooms and 2 full baths
- Both residences have a 1‑car garage
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
$33,839
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
5.01%
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%
$676,780
$676.8K
Cap Rate 7%
$483,414
$483.4K
Cap Rate 9%
$375,989
$376.0K
Market Conditions
NOI Build-Up for 2,018 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
$50.9K $25.20/SF
− Vacancy
−$2.5K −$1.24/SF
EGI
$48.3K $23.96/SF
− OpEx
−$14.5K −$7.19/SF
NOI
$33.8K $16.77/SF
Area
Travis County, TX
Vacancy
4.94%
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%
$676,780
Cap Rate 7%
$483,414
Cap Rate 9%
$375,989
Alternative Uses
Best Use
Multifamily LT 5
$483.4K
$423.0K – $564.0K
NOI $33,839 @ 7.0% cap · market cap 5.01%
Second Best
Apartment 5plus
$441.9K
$386.7K – $515.6K
NOI $30,934 @ 7.0% cap · market cap 4.58%
Theoretical Best
Office A
$843.6K
$738.1K – $984.2K
NOI $59,050 @ 7.0% cap · market cap 8.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
275
Businesses Nearby
Explore this area
Business Placement
Demographics for 78734, TX
22,963
Population
10,885
Households
2.1
Avg Household Size
47
Median Age
59%
College-Educated
94%
High-School Grad
18.9 sq mi
ZIP Area
1,215
Density / Sq Mi
$129,116
Median Household Income
$67,881
Median Earnings
$1,930
Median Rent
$626,100
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 - Each residence offers an open layout with dining and breakfast-bar areas.
Where is this duplex located?
The property is located at 275 Mooring Circle Units A&b Lakeway, TX.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: 2,018‑square‑foot duplex with two residences; Each side includes 2 bedrooms and 2 full baths; Both residences have a 1‑car garage
