Turnkey Duplex For
For Sale
$389,000
806 Denton Street, Denton, TX 76201
Completely remodeled duplex offering two units, with updates spanning from foundation to roof.
Property Size1,630 SF
Price / SF$238.65
Days on Market240
Property Features for 806 Denton Street
General Information
Standard status
Active
Size
1,630 SF
Total Parking Spaces
2
Property subtype
Multi-Family / Full Duplex
Additional Details
Multifamily Units
2
Amenities
Central Air, Electric
Central, Electric
Wood
Other
Built-in Features, Cable TV Available, Granite Counters, High Speed Internet Available
No
Shingle
One
1
Pillar/Post/Pier
Assessor
2
Brick
Building Details
Year Built
1958
Buildings
2
Tenancy
Multi
Listing Agency:
INC Realty, LLC
Listed By:
Curtis Petersen · License #0697409
(940) 367-2911
Source:
Compass
Added: Jan 10
Changed: Aug 8
Last Checked: Jul 22 at 10:31PM
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 INC Realty, LLC
Investment Insights
Based on property information with market context.
This turnkey duplex has been completely remodeled from top to bottom and is ready for its next owner. Renovations span from the foundation to the roof, with major systems replaced or upgraded and high-end finish-outs throughout. The property is configured as a two-unit duplex, offering flexibility for an owner-occupant or an investor seeking rental income.
Located between the University of North Texas and Texas Woman’s University, the duplex is within walking distance to both campuses. The address is 806 Denton Street, Denton, TX 76201.
The home has been extensively renovated throughout, positioned to support low-maintenance ownership in the near term, and is presented as eligible for FHA financing with as little as 3.5% down.
Located between the University of North Texas and Texas Woman’s University, the duplex is within walking distance to both campuses. The address is 806 Denton Street, Denton, TX 76201.
The home has been extensively renovated throughout, positioned to support low-maintenance ownership in the near term, and is presented as eligible for FHA financing with as little as 3.5% down.
Key Highlights
- Completely remodeled duplex with two total units, construction of brick and 1‑story layout
- Extensive updates spanning from the foundation to the roof and major systems replaced or upgraded
- Central air cooling and central electric heating; high‑speed internet available; cable TV available
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
$28,271
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
7.27%
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%
$565,420
$565.4K
Cap Rate 7%
$403,871
$403.9K
Cap Rate 9%
$314,122
$314.1K
Market Conditions
NOI Build-Up for 1,630 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
$45.4K $27.84/SF
− Vacancy
−$5.0K −$3.06/SF
EGI
$40.4K $24.78/SF
− OpEx
−$12.1K −$7.43/SF
NOI
$28.3K $17.34/SF
Area
Denton, TX
Vacancy
11.00%
Lease Rate
$27.84 /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%
$565,420
Cap Rate 7%
$403,871
Cap Rate 9%
$314,122
Alternative Uses
Best Use
Multifamily LT 5
$403.9K
$353.4K – $471.2K
NOI $28,271 @ 7.0% cap · market cap 7.27%
Second Best
Apartment 5plus
$354.1K
$309.8K – $413.1K
NOI $24,786 @ 7.0% cap · market cap 6.37%
Theoretical Best
Office A
$509.3K
$445.6K – $594.1K
NOI $35,648 @ 7.0% cap · market cap 9.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,284
Businesses Nearby
Explore this area
Business Placement
Demographics for 76201, TX
27,610
Population
13,087
Households
2.1
Avg Household Size
26
Median Age
46%
College-Educated
95%
High-School Grad
5.5 sq mi
ZIP Area
5,020
Density / Sq Mi
$37,863
Median Household Income
$18,308
Median Earnings
$1,128
Median Rent
$250,200
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 - Completely remodeled duplex offering two units, with updates spanning from foundation to roof.
Where is this duplex located?
The property is located at 806 Denton Street Denton, TX.
What is the asking price?
The asking price for this property is $389,000.
What are key features of this property?
This property features: Completely remodeled duplex with two total units, construction of brick and 1‑story layout; Extensive updates spanning from the foundation to the roof and major systems replaced or upgraded; Central air cooling and central electric heating; high‑speed internet available; cable TV available
