Occupied Duplex with Farm
New
For Sale
$229,900
427 County Line Road #A & B, Mabank, TX 75147
Tenant-occupied duplex with private driveway parking and 2021 construction offers an established residential income property.
Property Size1,744 SF
Days on Market3
Property Features for 427 County Line Road #A & B
General Information
Standard status
Active
Size
1,744 SF
Total Parking Spaces
4
Property subtype
Residential Income
Occupancy
100%
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:
1111brokerage
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 9 at 1:02PM
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 2021-built duplex at 427 County Line Road #A & B includes two residential units offered together. Both sides are currently tenant occupied and generating rental income. The property includes practical living areas, kitchens, and bedrooms, along with a private driveway for parking.
Across the street, open farmland provides a rural outlook. The duplex is situated in Mabank, with shopping, dining, schools, and other city amenities identified nearby. Its configuration supports continued leasing of both units or owner occupancy of one side with the other rented, subject to applicable requirements.
Across the street, open farmland provides a rural outlook. The duplex is situated in Mabank, with shopping, dining, schools, and other city amenities identified nearby. Its configuration supports continued leasing of both units or owner occupancy of one side with the other rented, subject to applicable requirements.
Key Highlights
- 2021‑built duplex offered as one complete property
- Both units are tenant occupied and generating rental income
- Private driveway provides on‑site parking
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
6.26%
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 6.26%
Second Best
Apartment 5plus
$178.0K
$155.7K – $207.7K
NOI $12,459 @ 7.0% cap · market cap 5.42%
Theoretical Best
Office A
$613.5K
$536.8K – $715.7K
NOI $42,944 @ 7.0% cap · market cap 18.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
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 - Tenant-occupied duplex with private driveway parking and 2021 construction offers an established residential income property.
Where is this duplex located?
The property is located at 427 County Line Road #A & B Mabank, TX.
What is the asking price?
The asking price for this property is $229,900.
What are key features of this property?
This property features: 2021‑built duplex offered as one complete property; Both units are tenant occupied and generating rental income; Private driveway provides on‑site parking
