Updated Duplex Near Downtown
For Sale
$499,500
Pending
2800 Burleson Rd, Austin, TX 78741
Well-maintained, updated duplex with skyline views and oversized lot.
Property Size1,905 SF
Lot Size0.31 Acres
Days on Market277
Property Features for 2800 Burleson Rd
General Information
Standard status
Pending
Size
1,905 SF
Lot size
0.31 Acres
Property subtype
Other
Taxes and HOA fees
Annual Taxes
$10,907
Building Details
Building Size
1,905 SF
Year Built
1982
Stories
1
Units
2
Listing Agency:
(512) 736-8763
Listed By:
Naomi Bourgeois · License #0645839
(512) 736-8763
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 8
Last Checked: Jul 23 at 2:41AM
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 Naomi Bourgeois
Investment Insights
Based on property information with market context.
This well-maintained, single-story duplex has been updated throughout and is fully leased. Situated on an oversized private lot of 0.306 acres, the property is located just minutes from downtown Austin and offers skyline views. Unit A features 2 bedrooms and 1 full bath, while Unit B includes 3 bedrooms and 1.5 baths. Each unit has its own patio with backyard access, as well as separate garages providing ample storage and washer/dryer hookups. Upgrades include granite countertops, stainless steel appliances, and no carpet. The property can be kept leased or owner occupied.
Key Highlights
- Fully leased duplex providing immediate rental income.
- Oversized private lot (0.306 acres) minutes from downtown with Austin skyline views.
- Updated throughout with granite countertops and stainless steel appliances.
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
$28,141
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
5.63%
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%
$562,820
$562.8K
Cap Rate 7%
$402,014
$402.0K
Cap Rate 9%
$312,678
$312.7K
Market Conditions
NOI Build-Up for 1,905 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
$42.3K $22.20/SF
− Vacancy
−$2.1K −$1.10/SF
EGI
$40.2K $21.10/SF
− OpEx
−$12.1K −$6.33/SF
NOI
$28.1K $14.77/SF
Area
Austin, TX
Vacancy
4.94%
Lease Rate
$22.20 /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%
$562,820
Cap Rate 7%
$402,014
Cap Rate 9%
$312,678
Alternative Uses
Best Use
Multifamily LT 5
$402.0K
$351.8K – $469.0K
NOI $28,141 @ 7.0% cap · market cap 5.63%
Second Best
Apartment 5plus
$369.5K
$323.3K – $431.1K
NOI $25,865 @ 7.0% cap · market cap 5.18%
Theoretical Best
Office A
$746.5K
$653.2K – $870.9K
NOI $52,255 @ 7.0% cap · market cap 10.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
864
Businesses Nearby
Explore this area
Business Placement
Demographics for 78741, TX
49,344
Population
24,763
Households
2
Avg Household Size
29
Median Age
49%
College-Educated
85%
High-School Grad
7.8 sq mi
ZIP Area
6,326
Density / Sq Mi
$66,434
Median Household Income
$41,533
Median Earnings
$1,477
Median Rent
$376,500
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Well-maintained, updated duplex with skyline views and oversized lot.
Where is this duplex located?
The property is located at 2800 Burleson Rd Austin, TX.
What is the asking price?
The asking price for this property is $499,500.
What are key features of this property?
This property features: Fully leased duplex providing immediate rental income.; Oversized private lot (0.306 acres) minutes from downtown with Austin skyline views.; Updated throughout with **granite countertops and stainless steel appliances.**
