Fourplex with Two-Story 2BR
For Sale
$725,000
5803 Cougar Drive, Austin, TX 78745
Well-maintained four-unit property with four 2-bedroom, 1.5-bath layouts and low-maintenance flooring throughout.
Property Size3,870 SF
Price / SF$187.34
Days on Market133
Property Features for 5803 Cougar Drive
General Information
Standard status
Active
Size
3,870 SF
Total Parking Spaces
4
Property subtype
Residential Income / Quadruplex
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$14,679
Building Details
Year Built
1982
Listing Agency:
Compass
(512) 757-7326
Listed By:
Mike Harper · License #0609983
(512) 757-7326
Source:
Compass
Added: Apr 19
Changed: Aug 27
Last Checked: Aug 29 at 3:26PM
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 Compass
Investment Insights
Based on property information with market context.
This well-maintained fourplex offers four separate residential units, each featuring a spacious 2-bedroom, 1.5-bath layout. The main level includes open-concept living areas, while bedrooms are positioned upstairs for added separation within each unit. Flooring across the property is a mix of tile, vinyl, and parquet, designed for durability and relatively low maintenance. Kitchens include gas ranges, adding an appliance feature that many renters value for everyday cooking.
The property is located in South Austin, described as minutes from shopping, dining, and entertainment options. Mobility scores provided with the listing include a BikeScore of 51 (Bikeable), a WalkScore of 61 (Somewhat Walkable), and a TransitScore of 50 (Good Transit), supporting a tenant lifestyle with multiple transportation options.
For buyers seeking a residential income asset, this four-unit configuration provides a straightforward, repeatable unit plan across the building. The consistent two-story 2BR/1.5BA design can simplify operations and leasing compared with mixed layouts, while the practical in-unit features—like gas ranges and durable flooring—support long-term livability for renters.
The property is located in South Austin, described as minutes from shopping, dining, and entertainment options. Mobility scores provided with the listing include a BikeScore of 51 (Bikeable), a WalkScore of 61 (Somewhat Walkable), and a TransitScore of 50 (Good Transit), supporting a tenant lifestyle with multiple transportation options.
For buyers seeking a residential income asset, this four-unit configuration provides a straightforward, repeatable unit plan across the building. The consistent two-story 2BR/1.5BA design can simplify operations and leasing compared with mixed layouts, while the practical in-unit features—like gas ranges and durable flooring—support long-term livability for renters.
Key Highlights
- Well‑maintained fourplex built in 1982
- Four units total, each with a 2‑bedroom, 1.5‑bath layout
- Open‑concept main floor living with bedrooms located upstairs in each unit
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
$57,013
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
7.86%
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%
$1,140,260
$1.1M
Cap Rate 7%
$814,471
$814.5K
Cap Rate 9%
$633,478
$633.5K
Market Conditions
NOI Build-Up for 3,870 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
$85.9K $22.20/SF
− Vacancy
−$4.5K −$1.15/SF
EGI
$81.4K $21.05/SF
− OpEx
−$24.4K −$6.31/SF
NOI
$57.0K $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%
$1,140,260
Cap Rate 7%
$814,471
Cap Rate 9%
$633,478
Alternative Uses
Best Use
Multifamily LT 5
$814.5K
$712.7K – $950.2K
NOI $57,013 @ 7.0% cap · market cap 7.86%
Second Best
Apartment 5plus
$752.2K
$658.2K – $877.6K
NOI $52,655 @ 7.0% cap · market cap 7.26%
Theoretical Best
Office A
$1.62M
$1.42M – $1.89M
NOI $113,243 @ 7.0% cap · market cap 15.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
713
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Well-maintained four-unit property with four 2-bedroom, 1.5-bath layouts and low-maintenance flooring throughout.
Where is this quadplex located?
The property is located at 5803 Cougar Drive Austin, TX.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: Well‑maintained fourplex built in 1982; Four units total, each with a 2‑bedroom, 1.5‑bath layout; Open‑concept main floor living with bedrooms located upstairs in each unit
