Duplex with Private
For Sale
$484,000
354 Carl Shipp DR, Liberty Hill, TX 78642
Both three-bedroom units include attached garages and in-unit laundry.
Property Size2,780 SF
Days on Market130
Property Features for 354 Carl Shipp DR
General Information
Standard status
Active
Size
2,780 SF
Property subtype
Duplex
Occupancy
100%
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$9,080
Building Details
Building Size
2,780 SF
Year Built
2016
Buildings
1
Tenancy
Multi
Listing Agency:
Marshall Reddick Real Estate
Listed By:
Stephany Caravantes Sanchez · License #0713300
(210) 339-2932
Source:
Zellteam
Added: May 12
Changed: Sep 8
Last Checked: Sep 17 at 12:06AM
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 Marshall Reddick Real Estate
Investment Insights
Based on property information with market context.
Built in 2016, this duplex contains two tenant-occupied residences, each with 3 bedrooms, 2.5 bathrooms, and an open living arrangement. The units feature tile flooring on the main level, kitchens with substantial cabinet and counter space, separate dining areas, and upper-level bedrooms. Each residence also includes an in-unit laundry room, attached garage, and privately fenced backyard.
The property is located in Liberty Hill with access to Hwy 29, Hwy 183, and the 183A Toll Road. Cedar Park, Leander, Georgetown, and Austin are identified as accessible destinations, while nearby commercial and employment references include Apple, Tesla, Samsung, Dell, H-E-B, Costco, Target, The Parke, and 1890 Ranch.
The property is located in Liberty Hill with access to Hwy 29, Hwy 183, and the 183A Toll Road. Cedar Park, Leander, Georgetown, and Austin are identified as accessible destinations, while nearby commercial and employment references include Apple, Tesla, Samsung, Dell, H-E-B, Costco, Target, The Parke, and 1890 Ranch.
Key Highlights
- Two‑unit duplex built in 2016
- Each unit offers 3 bedrooms and 2.5 bathrooms
- Both residences are currently tenant occupied
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
$42,615
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
8.80%
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%
$852,300
$852.3K
Cap Rate 7%
$608,786
$608.8K
Cap Rate 9%
$473,500
$473.5K
Market Conditions
NOI Build-Up for 2,780 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
$81.7K $29.40/SF
− Vacancy
−$4.3K −$1.53/SF
EGI
$77.5K $27.87/SF
− OpEx
−$34.9K −$12.54/SF
NOI
$42.6K $15.33/SF
Area
Williamson County, TX
Vacancy
5.20%
Lease Rate
$29.40 /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%
$852,300
Cap Rate 7%
$608,786
Cap Rate 9%
$473,500
Alternative Uses
Best Use
Multifamily LT 5
$666.0K
$582.7K – $777.0K
NOI $46,617 @ 7.0% cap · market cap 9.63%
Second Best
Apartment 5plus
$608.8K
$532.7K – $710.3K
NOI $42,615 @ 7.0% cap · market cap 8.80%
Theoretical Best
Office A
$1.16M
$1.02M – $1.36M
NOI $81,348 @ 7.0% cap · market cap 16.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
460
Businesses Nearby
Explore this area
Business Placement
Demographics for 78642, TX
20,385
Population
8,399
Households
2.4
Avg Household Size
37
Median Age
43%
College-Educated
90%
High-School Grad
111.1 sq mi
ZIP Area
183
Density / Sq Mi
$128,086
Median Household Income
$58,118
Median Earnings
$1,475
Median Rent
$486,800
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 - Both three-bedroom units include attached garages and in-unit laundry.
Where is this duplex located?
The property is located at 354 Carl Shipp DR Liberty Hill, TX.
What is the asking price?
The asking price for this property is $484,000.
What are key features of this property?
This property features: Two‑unit duplex built in 2016; Each unit offers 3 bedrooms and 2.5 bathrooms; Both residences are currently tenant occupied
