New Construction Duplex with
For Sale
$699,900
504-506 Mockingbird Ln, Denton, TX 76205
Two separately fenced residences offer private yards, open-plan interiors, and dedicated garage parking.
Property Size4,046 SF
Price / SF$172.99
Days on Market171
Property Features for 504-506 Mockingbird Ln
General Information
Standard status
Active
Size
4,046 SF
Property subtype
Multi-Family
Building Details
Year Built
2025
Listing Agency:
HomesUSA.com
(888) 872-6006
Listed By:
Ben Caballero · License #0096651
Source:
Christenberrygroup
Added: Mar 13
Changed: Aug 29
Last Checked: Aug 25 at 4:20AM
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 HomesUSA.com
Investment Insights
Based on property information with market context.
This 2025 duplex at 504-506 Mockingbird Lane, Denton, Texas, is under construction and contains 4,046 square feet. Each side provides 2,023 square feet with four bedrooms, 2.5 bathrooms, a one-car garage, and a private fenced backyard. Interior features include central air, ceiling fans, laminate, carpet, tile, a kitchen island, pantry, walk-in closets, dishwasher, disposal, electric range, and microwave. The building has brick construction on a slab foundation.
The property is located near UNT and TWU, with 100 retail stores within 5 minutes. DFW Airport is 27 miles away, downtown Dallas is 39 miles away, and downtown Fort Worth is 35 miles away. Warranty coverage includes 10 years for the structure, 2 years for electrical and plumbing systems, a new appliance warranty, and a 1-year builder warranty.
The property is located near UNT and TWU, with 100 retail stores within 5 minutes. DFW Airport is 27 miles away, downtown Dallas is 39 miles away, and downtown Fort Worth is 35 miles away. Warranty coverage includes 10 years for the structure, 2 years for electrical and plumbing systems, a new appliance warranty, and a 1-year builder warranty.
Key Highlights
- 4,046‑square‑foot duplex with two 2,023‑square‑foot residences
- Each unit includes 4 bedrooms, 2.5 bathrooms, and a 1‑car garage
- Private, fenced‑in backyard for each half of the duplex
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
$61,523
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
8.79%
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%
$1,230,460
$1.2M
Cap Rate 7%
$878,900
$878.9K
Cap Rate 9%
$683,589
$683.6K
Market Conditions
NOI Build-Up for 4,046 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
$125.3K $30.96/SF
− Vacancy
−$13.4K −$3.31/SF
EGI
$111.9K $27.65/SF
− OpEx
−$50.3K −$12.44/SF
NOI
$61.5K $15.21/SF
Area
Denton, TX
Vacancy
10.70%
Lease Rate
$30.96 /SF/Yr
Expense Ratio
45.00%
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%
$1,230,460
Cap Rate 7%
$878,900
Cap Rate 9%
$683,589
Alternative Uses
Best Use
Multifamily LT 5
$1.00M
$877.2K – $1.17M
NOI $70,175 @ 7.0% cap · market cap 10.03%
Second Best
Apartment 5plus
$878.9K
$769.0K – $1.03M
NOI $61,523 @ 7.0% cap · market cap 8.79%
Theoretical Best
Office A
$1.26M
$1.11M – $1.47M
NOI $88,487 @ 7.0% cap · market cap 12.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
189
Businesses Nearby
Explore this area
Business Placement
Demographics for 76205, TX
18,969
Population
8,114
Households
2.3
Avg Household Size
29
Median Age
39%
College-Educated
88%
High-School Grad
8.3 sq mi
ZIP Area
2,285
Density / Sq Mi
$65,322
Median Household Income
$31,173
Median Earnings
$1,368
Median Rent
$307,900
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 separately fenced residences offer private yards, open-plan interiors, and dedicated garage parking.
Where is this duplex located?
The property is located at 504-506 Mockingbird Ln Denton, TX.
What is the asking price?
The asking price for this property is $699,900.
What are key features of this property?
This property features: 4,046‑square‑foot duplex with two 2,023‑square‑foot residences; Each unit includes 4 bedrooms, 2.5 bathrooms, and a 1‑car garage; Private, fenced‑in backyard for each half of the duplex
