Modern Duplex with Covered
For Sale
$389,900
620-622 Grayson Lane, Seguin, TX 78155
Both residences are rented and feature contemporary finishes, double-pane windows, and covered patio areas.
Property Size2,744 SF
Price / SF$142.09
Days on Market149
Property Features for 620-622 Grayson Lane
General Information
Standard status
Active
Size
2,744 SF
Property subtype
Multi-Family / One Story
Net Operating Income
$30,630
Taxes and HOA fees
Annual Taxes
$9,344
Amenities
Vinyl
Composition
Slab
Pre-Owned
Conventional, FHA, VA, Cash, Investors OK
Patio Slab, Covered Patio, Double Pane Windows, Unimproved Water Front
Building Details
Year Built
2022
Listing Agency:
Marshall Reddick Real Estate
(830) 219-2825
Listed By:
Glenn Weaver
(830) 219-2825
Source:
Compass
Added: Apr 6
Changed: Aug 31
Last Checked: Aug 29 at 10:12PM
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 Marshall Reddick Real Estate
Investment Insights
Based on property information with market context.
Built in 2022, this duplex offers 2,744 square feet across two residential units. Both residences are currently rented and occupied. Interior finishes include vinyl plank flooring, granite countertops, and stainless steel appliances, creating a consistent modern finish package throughout the property.
The exterior includes a slab foundation, covered patio areas, and double-pane windows. Located at 620-622 Grayson Lane in Seguin, Texas, the property is offered for sale with conventional, FHA, VA, cash, and investor financing identified as acceptable transaction options.
The exterior includes a slab foundation, covered patio areas, and double-pane windows. Located at 620-622 Grayson Lane in Seguin, Texas, the property is offered for sale with conventional, FHA, VA, cash, and investor financing identified as acceptable transaction options.
Key Highlights
- 2,744‑square‑foot duplex built in 2022
- Both units are currently rented and occupied
- Vinyl plank flooring throughout both units
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
$28,161
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
7.22%
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%
$563,220
$563.2K
Cap Rate 7%
$402,300
$402.3K
Cap Rate 9%
$312,900
$312.9K
Market Conditions
NOI Build-Up for 2,744 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
$44.5K $16.20/SF
− Vacancy
−$4.2K −$1.54/SF
EGI
$40.2K $14.66/SF
− OpEx
−$12.1K −$4.40/SF
NOI
$28.2K $10.26/SF
Area
Guadalupe County, TX
Vacancy
9.50%
Lease Rate
$16.20 /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%
$563,220
Cap Rate 7%
$402,300
Cap Rate 9%
$312,900
Alternative Uses
Best Use
Multifamily LT 5
$402.3K
$352.0K – $469.4K
NOI $28,161 @ 7.0% cap · market cap 7.22%
Second Best
Apartment 5plus
$349.3K
$305.6K – $407.5K
NOI $24,449 @ 7.0% cap · market cap 6.27%
Theoretical Best
Office A
$719.7K
$629.8K – $839.7K
NOI $50,380 @ 7.0% cap · market cap 12.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
13
Businesses Nearby
Explore this area
Business Placement
Demographics for 78155, TX
51,772
Population
21,791
Households
2.4
Avg Household Size
40
Median Age
22%
College-Educated
85%
High-School Grad
355.5 sq mi
ZIP Area
146
Density / Sq Mi
$71,367
Median Household Income
$38,985
Median Earnings
$1,149
Median Rent
$246,000
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 - Both residences are rented and feature contemporary finishes, double-pane windows, and covered patio areas.
Where is this duplex located?
The property is located at 620-622 Grayson Lane Seguin, TX.
What is the asking price?
The asking price for this property is $389,900.
What are key features of this property?
This property features: 2,744‑square‑foot duplex built in 2022; Both units are currently rented and occupied; Vinyl plank flooring throughout both units
