Duplex With Separate Tiny
New
For Sale
$288,000
401 Dysart Street, Claude, TX 79019
Three living spaces combine duplex accommodations with a separate one-bedroom, one-bath residence.
Property Size1,913 SF
Price / SF$150.55
Days on Market2
Property Features for 401 Dysart Street
General Information
Standard status
Active
Size
1,913 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x Unit A: 3/2, 1 x Unit B: 2/1, 1 x studio-style tiny home: 1BR/1BA
Multifamily Units
3
Building Details
Year Built
1960
Listing Agency:
Palo Duro Real Estate
Listed By:
Shenee' Bichsel · License #BICS
Source:
Choosemeraki
Added: Sep 1
Last Checked: Sep 2 at 1:52PM
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 Palo Duro Real Estate
Investment Insights
Based on property information with market context.
Built in 1960, this 1,913-square-foot duplex property includes two primary residences and an additional small home. The duplex configuration consists of one three-bedroom, two-bath unit and one two-bedroom, one-bath unit. A separate one-bedroom, one-bath dwelling adds a third living space to the property.
Recent work includes a roof installed in 2025, new stucco, and newer hot water heaters. Located at 401 Dysart Street in Claude, Texas, the property provides a multi-unit residential layout with distinct accommodations across the site.
Recent work includes a roof installed in 2025, new stucco, and newer hot water heaters. Located at 401 Dysart Street in Claude, Texas, the property provides a multi-unit residential layout with distinct accommodations across the site.
Key Highlights
- Two‑unit duplex with 3‑bedroom, 2‑bath and 2‑bedroom, 1‑bath residences
- Separate 1‑bedroom, 1‑bath tiny home
- 1,913 square feet of property size
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
$14,426
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
5.01%
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%
$288,520
$288.5K
Cap Rate 7%
$206,086
$206.1K
Cap Rate 9%
$160,289
$160.3K
Market Conditions
NOI Build-Up for 1,913 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
$21.8K $11.40/SF
− Vacancy
−$1.2K −$0.63/SF
EGI
$20.6K $10.77/SF
− OpEx
−$6.2K −$3.23/SF
NOI
$14.4K $7.54/SF
Area
Armstrong County, TX
Vacancy
5.50%
Lease Rate
$11.40 /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%
$288,520
Cap Rate 7%
$206,086
Cap Rate 9%
$160,289
Alternative Uses
Best Use
Multifamily LT 5
$206.1K
$180.3K – $240.4K
NOI $14,426 @ 7.0% cap · market cap 5.01%
Second Best
Apartment 5plus
$181.2K
$158.6K – $211.5K
NOI $12,687 @ 7.0% cap · market cap 4.41%
Theoretical Best
Office A
$427.1K
$373.7K – $498.3K
NOI $29,898 @ 7.0% cap · market cap 10.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
125
Businesses Nearby
Explore this area
Business Placement
Demographics for 79019, TX
1,713
Population
826
Households
2.1
Avg Household Size
44
Median Age
21%
College-Educated
96%
High-School Grad
576.0 sq mi
ZIP Area
3
Density / Sq Mi
$69,423
Median Household Income
$51,400
Median Earnings
$983
Median Rent
$185,700
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 - Three living spaces combine duplex accommodations with a separate one-bedroom, one-bath residence.
Where is this duplex located?
The property is located at 401 Dysart Street Claude, TX.
What is the asking price?
The asking price for this property is $288,000.
What are key features of this property?
This property features: Two‑unit duplex with 3‑bedroom, 2‑bath and 2‑bedroom, 1‑bath residences; Separate 1‑bedroom, 1‑bath tiny home; 1,913 square feet of property size
