Single-Story Two-Unit
For Sale
$415,000
4912 Suburban Dr, Austin, TX 78745
Each residence offers two bedrooms and one bathroom in a practical income-property configuration.
Property Size1,496 SF
Lot Size0.22 Acres
Price / SF$277.41
Days on Market23
Property Features for 4912 Suburban Dr
General Information
Standard status
Active
Size
1,496 SF
Lot size
0.22 Acres
Property subtype
Multi Family Home
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,527
Building Details
Building Size
1,496 SF
Year Built
1968
Buildings
1
Stories
1
Listing Agency:
Atlas Realty
(512) 280-9057
Listed By:
Mike Minns
Source:
Loessinproperties
Added: Jul 31
Changed: Aug 14
Last Checked: Aug 22 at 1:03PM
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 Atlas Realty
Investment Insights
Based on property information with market context.
This single-story duplex contains two separate residences, with each unit offering two bedrooms and one bathroom. The building includes 1,496 square feet and dates to 1968. It sits on a 0.22-acre lot totaling 9,439 square feet, providing outdoor space for resident use and landscaping.
Located at 4912 Suburban Dr in Austin’s 78745 area, the property is near South Congress and offers access to downtown and the airport. Its two-unit layout supports rental income from both residences or an owner-occupant arrangement with one unit rented.
Located at 4912 Suburban Dr in Austin’s 78745 area, the property is near South Congress and offers access to downtown and the airport. Its two-unit layout supports rental income from both residences or an owner-occupant arrangement with one unit rented.
Key Highlights
- Two‑unit duplex with two bedrooms and one bathroom in each unit
- 1,496 square feet of building area
- 0.22‑acre lot totaling 9,439 square feet
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
$22,039
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
5.31%
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%
$440,780
$440.8K
Cap Rate 7%
$314,843
$314.8K
Cap Rate 9%
$244,878
$244.9K
Market Conditions
NOI Build-Up for 1,496 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
$33.2K $22.20/SF
− Vacancy
−$1.7K −$1.15/SF
EGI
$31.5K $21.05/SF
− OpEx
−$9.4K −$6.31/SF
NOI
$22.0K $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%
$440,780
Cap Rate 7%
$314,843
Cap Rate 9%
$244,878
Alternative Uses
Best Use
Multifamily LT 5
$314.8K
$275.5K – $367.3K
NOI $22,039 @ 7.0% cap · market cap 5.31%
Second Best
Apartment 5plus
$290.8K
$254.4K – $339.2K
NOI $20,354 @ 7.0% cap · market cap 4.90%
Theoretical Best
Office A
$625.4K
$547.2K – $729.6K
NOI $43,776 @ 7.0% cap · market cap 10.55%
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
838
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 - Each residence offers two bedrooms and one bathroom in a practical income-property configuration.
Where is this duplex located?
The property is located at 4912 Suburban Dr Austin, TX.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: Two‑unit duplex with two bedrooms and one bathroom in each unit; 1,496 square feet of building area; 0.22‑acre lot totaling 9,439 square feet
