Turnkey Leased Duplex
For Sale
$192,500
Pending
425 Sayles Boulevard, Abilene, TX 79605
Turnkey duplex is currently leased and includes appliances, wood privacy fencing, and private garage parking for each unit.
Property Size1,785 SF
Days on Market88
Property Features for 425 Sayles Boulevard
General Information
Standard status
Pending
Size
1,785 SF
Total Parking Spaces
2
Property subtype
Multi-Family / Full Duplex
Amenities
Ceiling Fan(s), Electric
Floor Furnance, Wall Furnace
No
Linoleum, Tile
Gas Range, Gas Water Heater
Cable TV Available, High Speed Internet Available
Composition
One
Back Yard
1
Pillar/Post/Pier
Assessor
2
Siding
Building Details
Year Built
1948
Buildings
1
Listing Agency:
KW SYNERGY*
Listed By:
Kimm Ferrell · License #0676678
(325) 669-6857
Source:
Compass
Added: Jun 12
Changed: Aug 8
Last Checked: Aug 4 at 11:24AM
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 KW SYNERGY*
Investment Insights
Based on property information with market context.
This turnkey duplex is currently leased and presented with included appliances. The property is set up with a wood privacy fence, and each apartment has its own garage parking.
The duplex is located at 425 Sayles Boulevard in Abilene, Texas, offering a central setup for tenants seeking on-site parking and a straightforward, income-generating configuration.
With two residential units and private garage parking for each apartment, the layout supports a practical, self-contained living arrangement for tenants.
The duplex is located at 425 Sayles Boulevard in Abilene, Texas, offering a central setup for tenants seeking on-site parking and a straightforward, income-generating configuration.
With two residential units and private garage parking for each apartment, the layout supports a practical, self-contained living arrangement for tenants.
Key Highlights
- 2‑unit duplex built in 1948 with 1‑story construction on a pier foundation
- Each unit has private garage parking and the property includes wood privacy fencing in the back yard
- Includes appliances: gas range and gas water heater
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
$14,799
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
7.69%
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%
$295,980
$296.0K
Cap Rate 7%
$211,414
$211.4K
Cap Rate 9%
$164,433
$164.4K
Market Conditions
NOI Build-Up for 1,785 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
$22.5K $12.60/SF
− Vacancy
−$1.3K −$0.76/SF
EGI
$21.1K $11.84/SF
− OpEx
−$6.3K −$3.55/SF
NOI
$14.8K $8.29/SF
Area
Abilene, TX
Vacancy
6.00%
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%
$295,980
Cap Rate 7%
$211,414
Cap Rate 9%
$164,433
Alternative Uses
Best Use
Multifamily LT 5
$211.4K
$185.0K – $246.7K
NOI $14,799 @ 7.0% cap · market cap 7.69%
Second Best
Apartment 5plus
$195.6K
$171.2K – $228.2K
NOI $13,694 @ 7.0% cap · market cap 7.11%
Theoretical Best
Office A
$398.5K
$348.7K – $465.0K
NOI $27,897 @ 7.0% cap · market cap 14.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
624
Businesses Nearby
Explore this area
Business Placement
Demographics for 79605, TX
30,239
Population
12,795
Households
2.4
Avg Household Size
35
Median Age
25%
College-Educated
87%
High-School Grad
11.0 sq mi
ZIP Area
2,749
Density / Sq Mi
$59,565
Median Household Income
$33,537
Median Earnings
$1,077
Median Rent
$159,800
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 - Turnkey duplex is currently leased and includes appliances, wood privacy fencing, and private garage parking for each unit.
Where is this duplex located?
The property is located at 425 Sayles Boulevard Abilene, TX.
What is the asking price?
The asking price for this property is $192,500.
What are key features of this property?
This property features: 2‑unit duplex built in 1948 with 1‑story construction on a pier foundation; Each unit has private garage parking and the property includes wood privacy fencing in the back yard; Includes appliances: gas range and gas water heater
