Building Details

Year built 2025

Listing Agency: Vortex Realty Show Phone

Listed By: Angela Barcenas Show Phone

Added: Jun 6 Changed: Aug 20 Last Checked: Sep 7 at 11:06AM

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MLS# 1909991

Copyright © 2026 LERA MLS. 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.

Completed in 2025, this 1,240-square-foot duplex contains two single-story units, each with two bedrooms and one bathroom. Both residences are designed without steps or carpet and are equipped with central air. Separate electric meters serve the units independently, supporting straightforward utility management. The property sits on 0.21 acres at 3274 N IH 35 in Natalia, Texas.

Both units are leased, providing an operating property with occupancy in place. The location is positioned between Lytle and Natalia with access to IH-35 and nearby local amenities. The compact duplex configuration and low-maintenance interior features provide a practical setup for residential leasing.

Key Highlights

• Two‑unit duplex completed in 2025
• Each unit includes 2 bedrooms and 1 bathroom
• 1,240 square feet on 0.21 acres

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

$12,726

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

4.72%

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%

$254,520 $254.5K

Cap Rate 7%

$181,800 $181.8K

Cap Rate 9%

$141,400 $141.4K

Market Conditions

NOI Build-Up for 1,240 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

$20.1K $16.20/SF

− Vacancy

−$1.9K −$1.54/SF

EGI

$18.2K $14.66/SF

− OpEx

−$5.5K −$4.40/SF

NOI

$12.7K $10.26/SF

Area

Medina County, TX

Vacancy

9.50%

Lease Rate

$16.20 /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%

$254,520

Cap Rate 7%

$181,800

Cap Rate 9%

$141,400

Alternative Uses

Best Use

Multifamily LT 5

$181.8K

$159.1K – $212.1K (±1% cap)

NOI $12,726 @ 7.0% cap · market cap 4.72%

Second Best

Apartment 5plus

$157.8K

$138.1K – $184.1K (±1% cap)

NOI $11,048 @ 7.0% cap · market cap 4.09%

Theoretical Best

Office A

$316.3K

$276.8K – $369.0K (±1% cap)

NOI $22,141 @ 7.0% cap · market cap 8.20%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Duplexes

Lease Details

2

Residential units

100%

Occupancy

Yes

Highway access

Location Intelligence

Trade Area within ½ mile

15

Businesses Nearby

Explore this area Business Placement

Demographics for 78059, TX

5,724

Population

2,166

Households

2.6

Avg Household Size

42

Median Age

15%

College-Educated

75%

High-School Grad

40.5 sq mi

ZIP Area

141

Density / Sq Mi

$72,254

Median Household Income

$40,215

Median Earnings

$1,156

Median Rent

$146,600

Median Home Value

Market

Vacancy Rate% for Multifamily in South region

8.5% 2022

10.2% 2023

11.4% 2024

11.3% 2025

Questions? Ask Rey

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What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Duplex - Two leased units offer single-story layouts with central air and separate electric meters.

Where is this duplex located?

The property is located at 3274 N IH 35 Natalia, TX.

What is the asking price?

The asking price for this property is $269,900.

What are key features of this property?

This property features: Two‑unit duplex completed in 2025; Each unit includes 2 bedrooms and 1 bathroom; 1,240 square feet on 0.21 acres