Updated Duplex with Greenbelt
For Sale
$390,000
409 /411 Lake Creek Cir, Round Rock, TX 78664
Two-unit property with private patios, attached garages, and fenced rear yards adjoining a greenbelt and creek.
Property Size1,758 SF
Price / SF$221.84
Days on Market28
Property Features for 409 /411 Lake Creek Cir
General Information
Standard status
Active
Size
1,758 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Building Details
Year Built
1978
Listing Agency:
JBGoodwin REALTORS WL
(512) 571-3180
Listed By:
Wesley James Steck
Source:
Olverabolton
Added: Aug 3
Changed: Aug 29
Last Checked: Aug 30 at 6:52PM
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 JBGoodwin REALTORS WL
Investment Insights
Based on property information with market context.
This 1758-square-foot duplex, built in 1978, contains two separately configured residences, each with 2 bedrooms and 1 bath. Interior improvements include refreshed kitchens, lighting, bathroom cabinetry, and flooring throughout, with no carpet or popcorn ceilings. Each side has a private fenced front patio, a one-car garage with backyard access, and a fenced rear yard oriented toward the adjacent greenbelt and creek.
The property is located at 409 /411 Lake Creek Cir in Round Rock, with access to downtown, restaurants, shopping, Lake Creek Park, walking trails, and Dog Depot Dog Park. One unit is becoming available, while the other provides rental income, supporting both owner-occupant and investment use.
Capital improvements include a roof replacement in 2021, updated electrical service equipment in 2023, replacement of one HVAC system in 2025, and additional attic insulation installed in 2025.
The property is located at 409 /411 Lake Creek Cir in Round Rock, with access to downtown, restaurants, shopping, Lake Creek Park, walking trails, and Dog Depot Dog Park. One unit is becoming available, while the other provides rental income, supporting both owner-occupant and investment use.
Capital improvements include a roof replacement in 2021, updated electrical service equipment in 2023, replacement of one HVAC system in 2025, and additional attic insulation installed in 2025.
Key Highlights
- Duplex includes two 2‑bedroom, 1‑bath units
- 1758 square feet on a 1978‑built property
- Greenbelt and creek setting beneath mature trees
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
$18,082
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
4.64%
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%
$361,640
$361.6K
Cap Rate 7%
$258,314
$258.3K
Cap Rate 9%
$200,911
$200.9K
Market Conditions
NOI Build-Up for 1,758 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
$30.0K $17.04/SF
− Vacancy
−$4.1K −$2.35/SF
EGI
$25.8K $14.69/SF
− OpEx
−$7.7K −$4.41/SF
NOI
$18.1K $10.29/SF
Area
Round Rock, TX
Vacancy
13.77%
Lease Rate
$17.04 /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%
$361,640
Cap Rate 7%
$258,314
Cap Rate 9%
$200,911
Alternative Uses
Best Use
Multifamily LT 5
$258.3K
$226.0K – $301.4K
NOI $18,082 @ 7.0% cap · market cap 4.64%
Second Best
Apartment 5plus
$226.8K
$198.4K – $264.6K
NOI $15,873 @ 7.0% cap · market cap 4.07%
Theoretical Best
Office A
$556.9K
$487.3K – $649.8K
NOI $38,985 @ 7.0% cap · market cap 10.00%
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
1,252
Businesses Nearby
Explore this area
Business Placement
Demographics for 78664, TX
60,287
Population
24,259
Households
2.5
Avg Household Size
34
Median Age
35%
College-Educated
90%
High-School Grad
16.6 sq mi
ZIP Area
3,632
Density / Sq Mi
$85,919
Median Household Income
$45,700
Median Earnings
$1,645
Median Rent
$317,400
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-unit property with private patios, attached garages, and fenced rear yards adjoining a greenbelt and creek.
Where is this duplex located?
The property is located at 409 /411 Lake Creek Cir Round Rock, TX.
What is the asking price?
The asking price for this property is $390,000.
What are key features of this property?
This property features: Duplex includes two 2‑bedroom, 1‑bath units; 1758 square feet on a 1978‑built property; Greenbelt and creek setting beneath mature trees
