Full Duplex with Two
New
For Sale
$234,900
413 County Line Road #A & B, Mabank, TX 75147
Two complete residences share a private driveway and face open farmland across the street.
Property Size1,744 SF
Days on Market2
Property Features for 413 County Line Road #A & B
General Information
Standard status
Active
Size
1,744 SF
Total Parking Spaces
4
Property subtype
Residential Income
Additional Details
Multifamily Units
2
Building Details
Building Size
1,744 SF
Year Built
2021
Buildings
1
Stories
1
Units
2
Listing Agency:
Browne-Hollar Realty
(903) 288-7728
Listed By:
Jill Browne · License #0466438
(903) 288-7728
Source:
Cornerstonehomeandranch
Added: Aug 10
Changed: Aug 11
Last Checked: Aug 11 at 4:31AM
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 Browne-Hollar Realty
Investment Insights
Based on property information with market context.
This full duplex includes two separate residences, each with 3 bedrooms, 2 bathrooms, 872 GLA, living space, a kitchen, and bedrooms arranged for daily use. Both units are included in the sale as one property, with construction completed in 2021.
The property at 413 County Line Road #A & B in Mabank provides a private driveway for parking. Open farmland is situated across the street, giving the setting a rural outlook while the address remains near shopping, dining, schools, and city amenities.
The property at 413 County Line Road #A & B in Mabank provides a private driveway for parking. Open farmland is situated across the street, giving the setting a rural outlook while the address remains near shopping, dining, schools, and city amenities.
Key Highlights
- Two‑unit duplex with each residence offering 3 bedrooms and 2 bathrooms
- Each unit measures 872 GLA
- Built in 2021
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
$14,382
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
6.12%
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%
$287,640
$287.6K
Cap Rate 7%
$205,457
$205.5K
Cap Rate 9%
$159,800
$159.8K
Market Conditions
NOI Build-Up for 1,744 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
$22.0K $12.60/SF
− Vacancy
−$1.4K −$0.82/SF
EGI
$20.5K $11.78/SF
− OpEx
−$6.2K −$3.53/SF
NOI
$14.4K $8.25/SF
Area
Henderson County, TX
Vacancy
6.50%
Lease Rate
$12.60 /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%
$287,640
Cap Rate 7%
$205,457
Cap Rate 9%
$159,800
Alternative Uses
Best Use
Multifamily LT 5
$205.5K
$179.8K – $239.7K
NOI $14,382 @ 7.0% cap · market cap 6.12%
Second Best
Apartment 5plus
$178.0K
$155.7K – $207.7K
NOI $12,459 @ 7.0% cap · market cap 5.30%
Theoretical Best
Office A
$613.5K
$536.8K – $715.7K
NOI $42,944 @ 7.0% cap · market cap 18.28%
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
157
Businesses Nearby
Explore this area
Business Placement
Demographics for 75147, TX
7,781
Population
3,302
Households
2.4
Avg Household Size
40
Median Age
19%
College-Educated
86%
High-School Grad
86.2 sq mi
ZIP Area
90
Density / Sq Mi
$60,520
Median Household Income
$34,572
Median Earnings
$899
Median Rent
$238,700
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 - Two complete residences share a private driveway and face open farmland across the street.
Where is this duplex located?
The property is located at 413 County Line Road #A & B Mabank, TX.
What is the asking price?
The asking price for this property is $234,900.
What are key features of this property?
This property features: Two‑unit duplex with each residence offering 3 bedrooms and 2 bathrooms; Each unit measures 872 GLA; Built in 2021
