Tenant-Occupied
For Sale
$225,000
401 South Sun Camp Road, White Oak, TX 75693
One-story, two-unit property with carports, central electric service, and established occupancy.
Property Size1,855 SF
Price / SF$121.29
Days on Market192
Property Features for 401 South Sun Camp Road
General Information
Standard status
Active
Size
1,855 SF
Total Parking Spaces
2
Property subtype
Multi Family
Zoning
Two Family Dwelling
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Amenities
1 Story
Central Electric
Range/Oven-Electric
Composition
Concrete
Slab
Brick and Stone
Building Details
Year Built
1968
Units
2
Tenancy
Multi
Listing Agency:
Elite Group Real Estate
(903) 720-0670
Listed By:
Stephanie McKinney · License #0464886
Source:
Compass
Added: Feb 20
Changed: Aug 30
Last Checked: Aug 30 at 8:58PM
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 Group Real Estate
Investment Insights
Based on property information with market context.
This one-story duplex contains two residential units, each configured with 2 bedrooms and 1 bathroom. Both units include a carport, central electric service, and an electric range/oven. The 1,855-square-foot property was built in 1968 and has brick-and-stone exterior construction over a slab foundation.
Occupancy includes one resident who has remained in place for over 5 years and another with nearly 2 years of tenure. The units have differing update profiles: one has received partial improvements, while the other is fully updated. The property is zoned Two Family Dwelling and is located at 401 South Sun Camp Road in White Oak, Texas.
Occupancy includes one resident who has remained in place for over 5 years and another with nearly 2 years of tenure. The units have differing update profiles: one has received partial improvements, while the other is fully updated. The property is zoned Two Family Dwelling and is located at 401 South Sun Camp Road in White Oak, Texas.
Key Highlights
- Two‑unit duplex with 1,855 SF of building area
- Each unit offers 2 bedrooms, 1 bathroom, and a carport
- One‑story property built in 1968
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
$15,074
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
6.70%
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%
$301,480
$301.5K
Cap Rate 7%
$215,343
$215.3K
Cap Rate 9%
$167,489
$167.5K
Market Conditions
NOI Build-Up for 1,855 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
$22.9K $12.36/SF
− Vacancy
−$1.4K −$0.75/SF
EGI
$21.5K $11.61/SF
− OpEx
−$6.5K −$3.48/SF
NOI
$15.1K $8.13/SF
Area
Gregg County, TX
Vacancy
6.08%
Lease Rate
$12.36 /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%
$301,480
Cap Rate 7%
$215,343
Cap Rate 9%
$167,489
Alternative Uses
Best Use
Multifamily LT 5
$215.3K
$188.4K – $251.2K
NOI $15,074 @ 7.0% cap · market cap 6.70%
Second Best
Apartment 5plus
$198.1K
$173.3K – $231.1K
NOI $13,866 @ 7.0% cap · market cap 6.16%
Theoretical Best
Hotel Hospitality
$1.40M
$1.22M – $1.63M
NOI $97,805 @ 7.0% cap · market cap 43.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
67
Businesses Nearby
Explore this area
Business Placement
Demographics for 75693, TX
6,512
Population
2,366
Households
2.8
Avg Household Size
37
Median Age
19%
College-Educated
91%
High-School Grad
10.3 sq mi
ZIP Area
632
Density / Sq Mi
$86,326
Median Household Income
$36,887
Median Earnings
$1,131
Median Rent
$208,600
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 - One-story, two-unit property with carports, central electric service, and established occupancy.
Where is this duplex located?
The property is located at 401 South Sun Camp Road White Oak, TX.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,855 SF of building area; Each unit offers 2 bedrooms, 1 bathroom, and a carport; One‑story property built in 1968
