Updated Duplex with Occupied
For Sale
$360,000
2781 Beech Street Unit A & B, Abilene, TX 79601
Two well-configured residences offer updated interiors, central air, and convenient access to HSU and nearby shopping.
Property Size3,151 SF
Price / SF$114.25
Days on Market354
Property Features for 2781 Beech Street Unit A & B
General Information
Standard status
Active
Size
3,151 SF
Total Parking Spaces
2
Property subtype
Multi-Family / Full Duplex
Occupancy
100%
Units
Unit Mix
1 x 4BR/2BA, 1 x 3BR/2BA
Multifamily Units
2
Amenities
Central Air
Central
Vinyl
Dishwasher, Electric Range, Refrigerator
High Speed Internet Available, Other
No
Shingle
One
1
Pillar/Post/Pier
Assessor
2
Siding, Other
Building Details
Year Built
1952
Buildings
1
Listing Agency:
Absolute Real Estate Mgt.
(325) 307-5697
Listed By:
Tammy Kister · License #0467463
(325) 307-5697
Source:
Compass
Added: Sep 12, 2025
Changed: Aug 30
Last Checked: Aug 30 at 9:24PM
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 Absolute Real Estate Mgt.
Investment Insights
Based on property information with market context.
Located at 2781 Beech Street in Abilene, this 3,151-square-foot duplex includes two occupied residences with distinct bedroom configurations. One unit offers 4 bedrooms and 2 bathrooms, while the other provides 3 bedrooms and 2 bathrooms. Both sides have received updates with modern finishes and include central air, central heat, vinyl flooring, and kitchen appliances including a dishwasher, electric range, and refrigerator.
The property is positioned near HSU, shopping centers, restaurants, and other essential amenities. Both units are currently leased, and professional management is in place through Absolute Real Estate Management. Showings require at least 24 hours’ notice because the residences are occupied.
The property is positioned near HSU, shopping centers, restaurants, and other essential amenities. Both units are currently leased, and professional management is in place through Absolute Real Estate Management. Showings require at least 24 hours’ notice because the residences are occupied.
Key Highlights
- 3,151 SF duplex at 2781 Beech Street, Unit A & B, Abilene, TX 79601
- Two occupied units: one 4‑bedroom, 2‑bath residence and one 3‑bedroom, 2‑bath residence
- Updated interiors with modern finishes
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
$26,124
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
7.26%
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%
$522,480
$522.5K
Cap Rate 7%
$373,200
$373.2K
Cap Rate 9%
$290,267
$290.3K
Market Conditions
NOI Build-Up for 3,151 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
$39.7K $12.60/SF
− Vacancy
−$2.4K −$0.76/SF
EGI
$37.3K $11.84/SF
− OpEx
−$11.2K −$3.55/SF
NOI
$26.1K $8.29/SF
Area
Abilene, TX
Vacancy
6.00%
Lease Rate
$12.60 /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%
$522,480
Cap Rate 7%
$373,200
Cap Rate 9%
$290,267
Alternative Uses
Best Use
Multifamily LT 5
$373.2K
$326.6K – $435.4K
NOI $26,124 @ 7.0% cap · market cap 7.26%
Second Best
Apartment 5plus
$345.3K
$302.2K – $402.9K
NOI $24,173 @ 7.0% cap · market cap 6.71%
Theoretical Best
Office A
$703.5K
$615.6K – $820.8K
NOI $49,246 @ 7.0% cap · market cap 13.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
251
Businesses Nearby
Explore this area
Business Placement
Demographics for 79601, TX
26,515
Population
9,422
Households
2.8
Avg Household Size
32
Median Age
21%
College-Educated
84%
High-School Grad
263.0 sq mi
ZIP Area
101
Density / Sq Mi
$54,515
Median Household Income
$24,704
Median Earnings
$988
Median Rent
$182,900
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 well-configured residences offer updated interiors, central air, and convenient access to HSU and nearby shopping.
Where is this duplex located?
The property is located at 2781 Beech Street Unit A & B Abilene, TX.
What is the asking price?
The asking price for this property is $360,000.
What are key features of this property?
This property features: 3,151 SF duplex at 2781 Beech Street, Unit A & B, Abilene, TX 79601; Two occupied units: one 4‑bedroom, 2‑bath residence and one 3‑bedroom, 2‑bath residence; Updated interiors with modern finishes
