Income Duplex with Separate
For Sale
$269,900
724 South Elm Street, Sherman, TX 75090
Two one-bedroom units include updated bathrooms, modernized interiors, and washer/dryer hookups with split electric meters.
Property Size1,487 SF
Price / SF$181.51
Days on Market141
Property Features for 724 South Elm Street
General Information
Standard status
Active
Size
1,487 SF
Total Parking Spaces
2
Property subtype
Multi-Family / Full Duplex
Amenities
Ceiling Fan(s), Window Unit(s)
Natural Gas, Wall Furnace
No
Laminate
Dishwasher, Electric Cooktop
1487.0
Decorative Lighting, High Speed Internet Available
Composition
One
Partial, Wood
Covered Patio/Porch
1
Pillar/Post/Pier
Appraiser
2
Siding
Building Details
Year Built
1930
Buildings
2
Listing Agency:
RE/MAX Trinity
Listed By:
Brigette Mann · License #0621304
(940) 368-9266
Source:
Compass
Added: Apr 20
Changed: Aug 8
Last Checked: Jul 23 at 8:13AM
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 RE/MAX Trinity
Investment Insights
Based on property information with market context.
This for-sale duplex offers two income-producing sides, each with one bedroom, one full bath, a living room, and a kitchen with dining. Both units include washer and dryer hookups. Electrical updates feature split meters for easier tenant use, and some water lines and gas lines have also been updated. The full bathroom in Apt A was recently updated with a walk-in tub with grab bars, while Apt B has a recently updated step-in shower. Flooring and kitchen areas have been redone with a more modern look.
The property includes a large backyard with a storage building and partial fencing. A large front porch is shaded by a mature, tall shade tree.
One lease is currently in place for another year, with the opportunity to own both sides of the duplex.
The property includes a large backyard with a storage building and partial fencing. A large front porch is shaded by a mature, tall shade tree.
One lease is currently in place for another year, with the opportunity to own both sides of the duplex.
Key Highlights
- Duplex with 2 total units, each offering 1 bedroom, 1 full bath, living room, and kitchen with dining
- Both units have washer and dryer hookups and split electric meters
- Recently updated bathrooms: Apt A includes a walk‑in tub with grab bars; Apt B includes a step‑in shower
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
$11,399
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
4.22%
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%
$227,980
$228.0K
Cap Rate 7%
$162,843
$162.8K
Cap Rate 9%
$126,656
$126.7K
Market Conditions
NOI Build-Up for 1,487 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
$18.4K $12.36/SF
− Vacancy
−$2.1K −$1.41/SF
EGI
$16.3K $10.95/SF
− OpEx
−$4.9K −$3.29/SF
NOI
$11.4K $7.67/SF
Area
Grayson County, TX
Vacancy
11.40%
Lease Rate
$12.36 /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%
$227,980
Cap Rate 7%
$162,843
Cap Rate 9%
$126,656
Alternative Uses
Best Use
Multifamily LT 5
$162.8K
$142.5K – $190.0K
NOI $11,399 @ 7.0% cap · market cap 4.22%
Second Best
Apartment 5plus
$144.4K
$126.3K – $168.4K
NOI $10,105 @ 7.0% cap · market cap 3.74%
Theoretical Best
Hotel Hospitality
$762.8K
$667.5K – $890.0K
NOI $53,398 @ 7.0% cap · market cap 19.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
760
Businesses Nearby
Explore this area
Business Placement
Demographics for 75090, TX
25,002
Population
9,602
Households
2.6
Avg Household Size
35
Median Age
15%
College-Educated
84%
High-School Grad
78.5 sq mi
ZIP Area
318
Density / Sq Mi
$58,586
Median Household Income
$36,230
Median Earnings
$1,111
Median Rent
$163,500
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?
Duplex - Two one-bedroom units include updated bathrooms, modernized interiors, and washer/dryer hookups with split electric meters.
Where is this duplex located?
The property is located at 724 South Elm Street Sherman, TX.
What is the asking price?
The asking price for this property is $269,900.
What are key features of this property?
This property features: Duplex with 2 total units, each offering 1 bedroom, 1 full bath, living room, and kitchen with dining; Both units have washer and dryer hookups and split electric meters; Recently updated bathrooms: Apt A includes a walk‑in tub with grab bars; Apt B includes a step‑in shower
