Duplex with Fenced
New
For Sale
$479,000
402 JOANNE LOOP, Buda, TX 78610
Multi-Family (2-8 Units), Buda, TX
Property Size2,748 SF
Lot Size0.19 Acres
Price / SF$174.31
Days on Market2
Property Features for 402 JOANNE LOOP
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Call District
Middle school
Call District
High school
Call District
Elementary school district
Hays I.S.D.
Middle school district
Hays I.S.D.
High school district
Hays I.S.D.
Subdivision
3100
Standard status
Active
Size
2,748 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Annual Amount
8211
HOA Fee
$1,264 Annually
Amenities
fenced backyards
Building Details
Year built
2018
Listing Agency:
Get It Sold Realty
(210) 870-7340
Listed By:
Irma Nelson · License #0572813
(210) 685-7684
Added: Sep 3
Last Checked: Sep 4 at 11:06PM
MLS# 2013867
Copyright © 2026 LERA MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 2018, this duplex contains 2,748 square feet with two matching residences. Each side includes 3 bedrooms, 2 full bathrooms, a carpet-free interior, a spacious 2-car garage, and an individually fenced backyard. The configuration supports separate household living within one income-producing property, while the consistent layouts simplify ownership and ongoing maintenance.
The property is located at 402 Joanne Loop in Buda, Texas 78610, within Hays County. Its 0.186-acre site accommodates the duplex improvements, garages, and fenced outdoor areas. Virtual staging appears in some images; furnishings are not included.
The property is located at 402 Joanne Loop in Buda, Texas 78610, within Hays County. Its 0.186-acre site accommodates the duplex improvements, garages, and fenced outdoor areas. Virtual staging appears in some images; furnishings are not included.
Key Highlights
- 2,748‑square‑foot duplex built in 2018
- Each unit has 3 bedrooms and 2 full bathrooms
- Both residences include spacious 2‑car garages
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
$42,125
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
8.79%
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%
$842,500
$842.5K
Cap Rate 7%
$601,786
$601.8K
Cap Rate 9%
$468,056
$468.1K
Market Conditions
NOI Build-Up for 2,748 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
$80.8K $29.40/SF
− Vacancy
−$4.2K −$1.53/SF
EGI
$76.6K $27.87/SF
− OpEx
−$34.5K −$12.54/SF
NOI
$42.1K $15.33/SF
Area
Hays 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%
$842,500
Cap Rate 7%
$601,786
Cap Rate 9%
$468,056
Alternative Uses
Best Use
Multifamily LT 5
$658.3K
$576.0K – $768.0K
NOI $46,080 @ 7.0% cap · market cap 9.62%
Second Best
Apartment 5plus
$601.8K
$526.6K – $702.1K
NOI $42,125 @ 7.0% cap · market cap 8.79%
Theoretical Best
Office A
$1.15M
$1.01M – $1.34M
NOI $80,411 @ 7.0% cap · market cap 16.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
88
Businesses Nearby
Explore this area
Business Placement
Demographics for 78610, TX
45,134
Population
17,271
Households
2.6
Avg Household Size
35
Median Age
42%
College-Educated
91%
High-School Grad
96.9 sq mi
ZIP Area
466
Density / Sq Mi
$110,417
Median Household Income
$58,770
Median Earnings
$1,736
Median Rent
$379,300
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 updated residences offer matching layouts, attached garages, and private outdoor areas in Buda.
Where is this duplex located?
The property is located at 402 JOANNE LOOP Buda, TX.
What is the asking price?
The asking price for this property is $479,000.
What are key features of this property?
This property features: 2,748‑square‑foot duplex built in 2018; Each unit has 3 bedrooms and 2 full bathrooms; Both residences include spacious 2‑car garages
