Updated Duplex with Garage
For Sale
$400,000
413 & 409 Gabe Ct, Denton, TX 76207
Two three-bedroom units offer separate utilities, no HOA, and one side available for immediate leasing.
Property Size1,088 SF
Price / SF$367.65
Days on Market37
Property Features for 413 & 409 Gabe Ct
General Information
Standard status
Active
Size
1,088 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Building Details
Year Built
1983
Listing Agency:
Real Broker, LLC
(972) 872-0709
Listed By:
Deanna Chavez · License #0675346
Source:
Aboveandbeyondrealty
Added: Jul 25
Changed: Aug 29
Last Checked: Aug 29 at 10:57PM
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 Real Broker, LLC
Investment Insights
Based on property information with market context.
This Denton duplex includes both residences at 409 and 413 Gabe Court. Each side provides three bedrooms, two bathrooms, garage parking, and separately metered utilities. The property size is 1,088 square feet, and the building was constructed in 1983. Recent work includes flooring updates and general repairs throughout, with no HOA in place.
The 413 Gabe Court unit is vacant and ready for a new lease. The 409 Gabe Court residence is currently occupied but is expected to be vacant at closing, allowing both sides to be delivered without an ongoing tenancy. Separate addresses and utility service support distinct operation of each unit.
The 413 Gabe Court unit is vacant and ready for a new lease. The 409 Gabe Court residence is currently occupied but is expected to be vacant at closing, allowing both sides to be delivered without an ongoing tenancy. Separate addresses and utility service support distinct operation of each unit.
Key Highlights
- Both sides of the duplex are included at 409 and 413 Gabe Court
- Each unit has 3 bedrooms and 2 bathrooms
- 1,088 square feet; built in 1983
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
$18,871
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
4.72%
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%
$377,420
$377.4K
Cap Rate 7%
$269,586
$269.6K
Cap Rate 9%
$209,678
$209.7K
Market Conditions
NOI Build-Up for 1,088 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
$30.3K $27.84/SF
− Vacancy
−$3.3K −$3.06/SF
EGI
$27.0K $24.78/SF
− OpEx
−$8.1K −$7.43/SF
NOI
$18.9K $17.34/SF
Area
Denton, TX
Vacancy
11.00%
Lease Rate
$27.84 /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%
$377,420
Cap Rate 7%
$269,586
Cap Rate 9%
$209,678
Alternative Uses
Best Use
Multifamily LT 5
$269.6K
$235.9K – $314.5K
NOI $18,871 @ 7.0% cap · market cap 4.72%
Second Best
Apartment 5plus
$236.3K
$206.8K – $275.7K
NOI $16,544 @ 7.0% cap · market cap 4.14%
Theoretical Best
Office A
$339.9K
$297.4K – $396.6K
NOI $23,795 @ 7.0% cap · market cap 5.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
213
Businesses Nearby
Explore this area
Business Placement
Demographics for 76207, TX
16,097
Population
7,657
Households
2.1
Avg Household Size
41
Median Age
45%
College-Educated
93%
High-School Grad
40.3 sq mi
ZIP Area
399
Density / Sq Mi
$91,026
Median Household Income
$41,830
Median Earnings
$1,654
Median Rent
$361,400
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 three-bedroom units offer separate utilities, no HOA, and one side available for immediate leasing.
Where is this duplex located?
The property is located at 413 & 409 Gabe Ct Denton, TX.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: Both sides of the duplex are included at 409 and 413 Gabe Court; Each unit has 3 bedrooms and 2 bathrooms; 1,088 square feet; built in 1983
