Updated Duplex Across from
For Sale
$375,000
3321 Fallmeadow Street 3321 & 3323, Denton, TX 76207
Two leased units feature refreshed interiors, covered patios, and select recent mechanical updates.
Property Size2,096 SF
Price / SF$178.91
Days on Market17
Property Features for 3321 Fallmeadow Street 3321 & 3323
General Information
Standard status
Active
Size
2,096 SF
Property subtype
Multi-Family
Occupancy
100%
Additional Details
Multifamily Units
2
Amenities
refrigerators
covered patios
washer/dryer
Building Details
Year Built
1982
Tenancy
Multi
Listing Agency:
United Real Estate DFW
(972) 691-7600
Listed By:
Monica Anderson · License #0328380
Source:
Thecamigroup
Added: Aug 15
Changed: Aug 30
Last Checked: Aug 30 at 10:13PM
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 United Real Estate DFW
Investment Insights
Based on property information with market context.
This duplex at 3321 and 3323 Fallmeadow Street contains 2,096 SF across two units and was built in 1982. Both residences received fresh paint in 2025 and include a refrigerator, covered patio, large primary bedroom, walk-in closet, and ceiling fan. Recent improvements include new toilets in both units in 2024, laminate flooring in 3321 in 2024, and unit-specific HVAC and water-heater updates. Unit 3321 has a new water heater from 2024 and a new air conditioner from 2024, while 3323 received a new air conditioner in 2025. A washer and dryer are included with 3323. Both units are leased, with the property positioned across from a park.
Key Highlights
- Duplex totaling 2,096 SF at 3321 & 3323 Fallmeadow Street
- Across from a park
- Both units freshly painted in 2025
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
$31,872
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
8.50%
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%
$637,440
$637.4K
Cap Rate 7%
$455,314
$455.3K
Cap Rate 9%
$354,133
$354.1K
Market Conditions
NOI Build-Up for 2,096 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
$64.9K $30.96/SF
− Vacancy
−$6.9K −$3.31/SF
EGI
$57.9K $27.65/SF
− OpEx
−$26.1K −$12.44/SF
NOI
$31.9K $15.21/SF
Area
Denton, TX
Vacancy
10.70%
Lease Rate
$30.96 /SF/Yr
Expense Ratio
45.00%
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%
$637,440
Cap Rate 7%
$455,314
Cap Rate 9%
$354,133
Alternative Uses
Best Use
Multifamily LT 5
$519.3K
$454.4K – $605.9K
NOI $36,354 @ 7.0% cap · market cap 9.69%
Second Best
Apartment 5plus
$455.3K
$398.4K – $531.2K
NOI $31,872 @ 7.0% cap · market cap 8.50%
Theoretical Best
Office A
$654.9K
$573.0K – $764.0K
NOI $45,840 @ 7.0% cap · market cap 12.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
145
Businesses Nearby
Explore this area
Business Placement
Demographics for 76207, TX
16,097
Population
7,657
Households
2.1
Avg Household Size
41
Median Age
45%
College-Educated
93%
High-School Grad
40.3 sq mi
ZIP Area
399
Density / Sq Mi
$91,026
Median Household Income
$41,830
Median Earnings
$1,654
Median Rent
$361,400
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 leased units feature refreshed interiors, covered patios, and select recent mechanical updates.
Where is this duplex located?
The property is located at 3321 Fallmeadow Street 3321 & 3323 Denton, TX.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Duplex totaling 2,096 SF at 3321 & 3323 Fallmeadow Street; Across from a park; Both units freshly painted in 2025
