Duplex with Dual Rental
For Sale
$565,000
Pending
390 & 392 Kristi Path, Abilene, TX 79602
Two separately configured residences combine private outdoor space, attached garages, and flexible long-term or short-term rental use.
Property Size2,864 SF
Days on Market10
Property Features for 390 & 392 Kristi Path
General Information
Standard status
Pending
Size
2,864 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Building Details
Year Built
2024
Buildings
1
Listing Agency:
Elite Real Estate Group (Abilene)
Listed By:
Ashley Hernandez · License #TREC 0742036
(325) 733-3191
Source:
Granburyhomefinder
Added: Sep 6
Changed: Sep 12
Last Checked: Sep 15 at 12:13PM
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 Elite Real Estate Group (Abilene)
Investment Insights
Based on property information with market context.
Built in 2024, this 2,864-square-foot duplex contains two distinct 3-bedroom, 2-bath residences. Each side includes a private 2-car garage, backyard, spacious living areas, and an open-concept layout. The property is configured for separate occupancy and supports two rental approaches within one asset.
One residence is occupied by a long-term tenant, while the other is furnished and has operated as a short-term rental since July 2026. The property is associated with Wylie East Schools and is located at 390 & 392 Kristi Path in Abilene, Texas.
One residence is occupied by a long-term tenant, while the other is furnished and has operated as a short-term rental since July 2026. The property is associated with Wylie East Schools and is located at 390 & 392 Kristi Path in Abilene, Texas.
Key Highlights
- Two 3‑bedroom, 2‑bath units within one duplex
- 2,864 SF property built in 2024
- Each unit includes its own 2‑car garage
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
$23,745
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
4.20%
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%
$474,900
$474.9K
Cap Rate 7%
$339,214
$339.2K
Cap Rate 9%
$263,833
$263.8K
Market Conditions
NOI Build-Up for 2,864 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
$36.1K $12.60/SF
− Vacancy
−$2.2K −$0.76/SF
EGI
$33.9K $11.84/SF
− OpEx
−$10.2K −$3.55/SF
NOI
$23.7K $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%
$474,900
Cap Rate 7%
$339,214
Cap Rate 9%
$263,833
Alternative Uses
Best Use
Multifamily LT 5
$339.2K
$296.8K – $395.8K
NOI $23,745 @ 7.0% cap · market cap 4.20%
Second Best
Apartment 5plus
$313.9K
$274.6K – $366.2K
NOI $21,971 @ 7.0% cap · market cap 3.89%
Theoretical Best
Office A
$639.4K
$559.5K – $746.0K
NOI $44,761 @ 7.0% cap · market cap 7.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
22
Businesses Nearby
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Business Placement
Demographics for 79602, TX
25,389
Population
11,127
Households
2.3
Avg Household Size
36
Median Age
34%
College-Educated
91%
High-School Grad
121.7 sq mi
ZIP Area
209
Density / Sq Mi
$84,845
Median Household Income
$39,044
Median Earnings
$1,123
Median Rent
$233,000
Median Home Value
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separately configured residences combine private outdoor space, attached garages, and flexible long-term or short-term rental use.
Where is this duplex located?
The property is located at 390 & 392 Kristi Path Abilene, TX.
What is the asking price?
The asking price for this property is $565,000.
What are key features of this property?
This property features: Two 3‑bedroom, 2‑bath units within one duplex; 2,864 SF property built in 2024; Each unit includes its own 2‑car garage
