Updated Duplex with Garage
For Sale
$795,950
4804 Menchaca Rd, Austin, TX 78745
Two-unit property with a garage apartment and extensive interior, plumbing, roofing, window, and HVAC updates.
Property Size2,019 SF
Price / SF$394.23
Days on Market9
Property Features for 4804 Menchaca Rd
General Information
Standard status
Active
Size
2,019 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR/2BA, 1 x 1BR/1BA
Multifamily Units
2
Building Details
Year Built
1959
Listing Agency:
Grassroots Realty, LLC.
Listed By:
Chris Sackett (512) 673-8832 · License #0548037
(512) 673-8832
Source:
Muzzypropertygroup
Added: Aug 31
Changed: Sep 8
Last Checked: Sep 8 at 8:54AM
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 Grassroots Realty, LLC.
Investment Insights
Based on property information with market context.
This duplex includes a three-bedroom, two-bathroom main residence of approximately 1,468 square feet and a one-bedroom, one-bathroom garage apartment of approximately 550 square feet. The apartment includes a two-car garage and is subject to a lease term ending 6/30/2027. The main residence was recently vacated after occupancy dating to 2018.
Improvements completed between 2016 and 2018 included the addition of the garage apartment, replacement of plumbing lines beneath the house, new hardwood flooring, updated plumbing fixtures, a new roof, and vinyl windows replacing the original single-pane aluminum units. HVAC components were replaced in 2026. The property was built in 1959 and is located at 4804 Menchaca Rd in Austin, Texas 78745.
Improvements completed between 2016 and 2018 included the addition of the garage apartment, replacement of plumbing lines beneath the house, new hardwood flooring, updated plumbing fixtures, a new roof, and vinyl windows replacing the original single-pane aluminum units. HVAC components were replaced in 2026. The property was built in 1959 and is located at 4804 Menchaca Rd in Austin, Texas 78745.
Key Highlights
- Two‑unit duplex at 4804 Menchaca Rd, Austin, TX 78745
- Main residence offers 3 bedrooms, 2 bathrooms, and approximately 1468 sqft
- Garage apartment includes 1 bedroom, 1 bathroom, approximately 550 sqft, and a 2 car garage
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
$29,744
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
3.74%
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%
$594,880
$594.9K
Cap Rate 7%
$424,914
$424.9K
Cap Rate 9%
$330,489
$330.5K
Market Conditions
NOI Build-Up for 2,019 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
$44.8K $22.20/SF
− Vacancy
−$2.3K −$1.15/SF
EGI
$42.5K $21.05/SF
− OpEx
−$12.7K −$6.31/SF
NOI
$29.7K $14.73/SF
Area
ZIP 78745
Vacancy
5.20%
Lease Rate
$22.20 /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%
$594,880
Cap Rate 7%
$424,914
Cap Rate 9%
$330,489
Alternative Uses
Best Use
Multifamily LT 5
$424.9K
$371.8K – $495.7K
NOI $29,744 @ 7.0% cap · market cap 3.74%
Second Best
Apartment 5plus
$392.4K
$343.4K – $457.8K
NOI $27,470 @ 7.0% cap · market cap 3.45%
Theoretical Best
Office A
$844.0K
$738.5K – $984.7K
NOI $59,079 @ 7.0% cap · market cap 7.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
729
Businesses Nearby
Explore this area
Business Placement
Demographics for 78745, TX
59,843
Population
31,246
Households
1.9
Avg Household Size
36
Median Age
54%
College-Educated
93%
High-School Grad
13.7 sq mi
ZIP Area
4,368
Density / Sq Mi
$84,529
Median Household Income
$56,551
Median Earnings
$1,655
Median Rent
$459,100
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-unit property with a garage apartment and extensive interior, plumbing, roofing, window, and HVAC updates.
Where is this duplex located?
The property is located at 4804 Menchaca Rd Austin, TX.
What is the asking price?
The asking price for this property is $795,950.
What are key features of this property?
This property features: Two‑unit duplex at 4804 Menchaca Rd, Austin, TX 78745; Main residence offers 3 bedrooms, 2 bathrooms, and approximately 1468 sqft; Garage apartment includes 1 bedroom, 1 bathroom, approximately 550 sqft, and a 2 car garage
