Two-Unit
For Sale
$234,900
Pending
413 County Line Road A & B, Mabank, TX 75147
Two three-bedroom residences provide separate living areas and convenient parking through a private driveway.
Property Size1,744 SF
Days on Market34
Property Features for 413 County Line Road A & B
General Information
Standard status
Pending
Size
1,744 SF
Total Parking Spaces
4
Property subtype
Residential Income
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,125
Amenities
Central Air, Electric
Exhaust Fan, Central, Electric
Dishwasher, Disposal, Electric Range, Electric Water Heater, Microwave, Refrigerator, Vented Exhaust Fan, Other
Granite Counters, Pantry, Smart Home
Concrete, Driveway, No Garage
Building Details
Building Size
1,744 SF
Year Built
2021
Buildings
1
Listing Agency:
Browne-Hollar Realty
Listed By:
Jill Browne · License #0466438
(903) 288-7728
Source:
Evrealestate
Added: Aug 5
Changed: Sep 3
Last Checked: Aug 10 at 8:15AM
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.
Built in 2021, this full duplex includes two complete residential units sold together. Each side contains three bedrooms and two bathrooms, with a functional floor plan featuring living space, a kitchen, and bedrooms intended for everyday use. Each unit is 872 GLA.
The property is located at 413 County Line Road in Mabank, with open farmland directly across the street. A private driveway provides on-site parking, while shopping, dining, schools, and other city amenities are located nearby.
The property is located at 413 County Line Road in Mabank, with open farmland directly across the street. A private driveway provides on-site parking, while shopping, dining, schools, and other city amenities are located nearby.
Key Highlights
- Two complete 3‑bed, 2‑bath units sold together
- Each unit is 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
65
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 three-bedroom residences provide separate living areas and convenient parking through a private driveway.
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 complete 3‑bed, 2‑bath units sold together; Each unit is 872 GLA; Built in 2021
