New Construction
For Sale
$479,000
417-419 West Dulin Street, Sherman, TX 75090
Two-unit property with private garages, front and rear porches, and a large backyard.
Property Size2,772 SF
Price / SF$172.80
Days on Market235
Property Features for 417-419 West Dulin Street
General Information
Standard status
Active
Size
2,772 SF
Total Parking Spaces
6
Property subtype
Multi-Family / Full Duplex
Additional Details
Highway Access
Yes
Multifamily Units
2
Amenities
private garage
large backyard
Ceiling Fan(s), Central Air, Electric
Central, Electric
Carpet, Ceramic Tile, Luxury Vinyl Plank
Dishwasher, Disposal, Electric Range, Electric Water Heater, Microwave
Cable TV Available, Pantry
No
Composition
Two
2
Slab
Plans
Brick, Siding
Front Porch, Rear Porch
Building Details
Year Built
2026
Buildings
1
Listing Agency:
C-21 DEAN GILBERT, REALTORS
(903) 814-7527
Listed By:
Clay Gilbert · License #0731330
(903) 814-7527
Source:
Compass
Added: Jan 9
Changed: Aug 31
Last Checked: Aug 30 at 11:49AM
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 C-21 DEAN GILBERT, REALTORS
Investment Insights
Based on property information with market context.
Completed in 2026, this 2,772-square-foot duplex includes two separate residences, each with three bedrooms, two bathrooms, and a private garage. The interiors feature central air, electric systems, ceramic tile, carpet, luxury vinyl plank flooring, and kitchens equipped with a dishwasher, disposal, electric range, microwave, and electric water heater. Pantries and ceiling fans add practical functionality, while brick and siding provide the exterior finish.
Located at 417-419 West Dulin Street in Sherman, the property is minutes from Hwy 75, with access to shopping, dining, and major employers. Each side includes front and rear porches, and the property offers a large backyard for outdoor use.
Located at 417-419 West Dulin Street in Sherman, the property is minutes from Hwy 75, with access to shopping, dining, and major employers. Each side includes front and rear porches, and the property offers a large backyard for outdoor use.
Key Highlights
- 2,772‑square‑foot duplex completed in 2026
- Two residences, each with 3 bedrooms, 2 baths, and a private garage
- Central air with electric systems
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
$21,249
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
4.44%
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%
$424,980
$425.0K
Cap Rate 7%
$303,557
$303.6K
Cap Rate 9%
$236,100
$236.1K
Market Conditions
NOI Build-Up for 2,772 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
$34.3K $12.36/SF
− Vacancy
−$3.9K −$1.41/SF
EGI
$30.4K $10.95/SF
− OpEx
−$9.1K −$3.29/SF
NOI
$21.2K $7.67/SF
Area
Grayson County, TX
Vacancy
11.40%
Lease Rate
$12.36 /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%
$424,980
Cap Rate 7%
$303,557
Cap Rate 9%
$236,100
Alternative Uses
Best Use
Multifamily LT 5
$303.6K
$265.6K – $354.2K
NOI $21,249 @ 7.0% cap · market cap 4.44%
Second Best
Apartment 5plus
$269.1K
$235.5K – $314.0K
NOI $18,837 @ 7.0% cap · market cap 3.93%
Theoretical Best
Hotel Hospitality
$1.42M
$1.24M – $1.66M
NOI $99,543 @ 7.0% cap · market cap 20.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
163
Businesses Nearby
Explore this area
Business Placement
Demographics for 75090, TX
25,002
Population
9,602
Households
2.6
Avg Household Size
35
Median Age
15%
College-Educated
84%
High-School Grad
78.5 sq mi
ZIP Area
318
Density / Sq Mi
$58,586
Median Household Income
$36,230
Median Earnings
$1,111
Median Rent
$163,500
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with private garages, front and rear porches, and a large backyard.
Where is this duplex located?
The property is located at 417-419 West Dulin Street Sherman, 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: 2,772‑square‑foot duplex completed in 2026; Two residences, each with 3 bedrooms, 2 baths, and a private garage; Central air with electric systems
