Two-Unit Duplex with Private
For Sale
$559,900
808 Ramble Lane, Austin, TX 78745
1981-built duplex with matching two-bedroom units, private garages, and access to South Manchaca amenities and major routes.
Property Size1,896 SF
Price / SF$295.31
Days on Market30
Property Features for 808 Ramble Lane
General Information
Standard status
Active
Size
1,896 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 2BR/1.5BA
Multifamily Units
2
Additional Details
Cap Rate
7%
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$10,590
Building Details
Year Built
1981
Tenancy
Multi
Listing Agency:
Neighborhood Realty&Prop Mgmt
(512) 923-7685
Listed By:
Patrick Juve · License #0538222
(512) 923-7685
Source:
Exprealty
Added: Jul 17
Changed: Aug 13
Last Checked: Aug 14 at 8:59AM
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 Neighborhood Realty&Prop Mgmt
Investment Insights
Based on property information with market context.
This 1,896-square-foot duplex, built in 1981, contains two residential units with the same configuration: two bedrooms, 1.5 bathrooms, and a private garage per side. Both units are occupied by tenants with pets, and the property provides a straightforward layout across the two-unit structure.
The property is located in South Manchaca and has a Walk Score of 72. Nearby destinations identified for the property include South Congress, South Lamar, Barton Creek Greenbelt, and St. Edward’s University. Regional access includes I-35 and Mopac. The duplex is assigned to Austin ISD, including Odom Elementary, Bedichek Middle School, and Crockett High School. The stated cap rate is 7%.
The property is located in South Manchaca and has a Walk Score of 72. Nearby destinations identified for the property include South Congress, South Lamar, Barton Creek Greenbelt, and St. Edward’s University. Regional access includes I-35 and Mopac. The duplex is assigned to Austin ISD, including Odom Elementary, Bedichek Middle School, and Crockett High School. The stated cap rate is 7%.
Key Highlights
- Two‑unit duplex at 808 Ramble Lane, Austin, TX 78745
- 1,896 SF building constructed in 1981
- Each unit includes 2 bedrooms and 1.5 bathrooms
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
$27,932
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
4.99%
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%
$558,640
$558.6K
Cap Rate 7%
$399,029
$399.0K
Cap Rate 9%
$310,356
$310.4K
Market Conditions
NOI Build-Up for 1,896 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
$42.1K $22.20/SF
− Vacancy
−$2.2K −$1.15/SF
EGI
$39.9K $21.05/SF
− OpEx
−$12.0K −$6.31/SF
NOI
$27.9K $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%
$558,640
Cap Rate 7%
$399,029
Cap Rate 9%
$310,356
Alternative Uses
Best Use
Multifamily LT 5
$399.0K
$349.2K – $465.5K
NOI $27,932 @ 7.0% cap · market cap 4.99%
Second Best
Apartment 5plus
$368.5K
$322.5K – $430.0K
NOI $25,797 @ 7.0% cap · market cap 4.61%
Theoretical Best
Office A
$792.6K
$693.5K – $924.7K
NOI $55,480 @ 7.0% cap · market cap 9.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
593
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
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Frequently Asked Questions
What type of property is this?
Duplex - 1981-built duplex with matching two-bedroom units, private garages, and access to South Manchaca amenities and major routes.
Where is this duplex located?
The property is located at 808 Ramble Lane Austin, TX.
What is the asking price?
The asking price for this property is $559,900.
What are key features of this property?
This property features: Two‑unit duplex at 808 Ramble Lane, Austin, TX 78745; 1,896 SF building constructed in 1981; Each unit includes 2 bedrooms and 1.5 bathrooms
