Duplex with New
For Sale
$250,000
849 Grape St, Abilene, TX 79601
Two-unit residential property featuring hardwood flooring and recent foundation work.
Property Size2,068 SF
Price / SF$120.89
Days on Market179
Property Features for 849 Grape St
General Information
Standard status
Active
Size
2,068 SF
Property subtype
Multi-Family
Building Details
Year Built
1924
Listing Agency:
Hatchett & Co. Real Estate
Listed By:
Lisa Rosenbaum · License #0619347
(325) 695-7300
Source:
Tonyaharbin
Added: Mar 13
Changed: Sep 2
Last Checked: Sep 6 at 10:47AM
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 Hatchett & Co. Real Estate
Investment Insights
Based on property information with market context.
This 2,068-square-foot duplex, built in 1924, includes a main residence and a separate apartment. The property offers spacious rooms with hardwood floors, central air, electric service, ceiling fans, decorative lighting, a dishwasher, and an electric range. A new HVAC system has been installed, and foundation work was completed recently. The building requires some additional work, while the apartment is currently leased.
Located at 849 Grape Street in Abilene, the property has vinyl siding, a composition roof, and pillar/post/pier construction. The existing layout provides two distinct residential components, with the main home available for occupancy or future rental use. Buyers should independently verify measurements, condition, and operating information.
Located at 849 Grape Street in Abilene, the property has vinyl siding, a composition roof, and pillar/post/pier construction. The existing layout provides two distinct residential components, with the main home available for occupancy or future rental use. Buyers should independently verify measurements, condition, and operating information.
Key Highlights
- 2,068‑square‑foot duplex built in 1924
- Main residence plus separate apartment
- New HVAC system with central air
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
$17,145
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
6.86%
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%
$342,900
$342.9K
Cap Rate 7%
$244,929
$244.9K
Cap Rate 9%
$190,500
$190.5K
Market Conditions
NOI Build-Up for 2,068 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
$26.1K $12.60/SF
− Vacancy
−$1.6K −$0.76/SF
EGI
$24.5K $11.84/SF
− OpEx
−$7.3K −$3.55/SF
NOI
$17.1K $8.29/SF
Area
Abilene, TX
Vacancy
6.00%
Lease Rate
$12.60 /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%
$342,900
Cap Rate 7%
$244,929
Cap Rate 9%
$190,500
Alternative Uses
Best Use
Multifamily LT 5
$244.9K
$214.3K – $285.8K
NOI $17,145 @ 7.0% cap · market cap 6.86%
Second Best
Apartment 5plus
$226.6K
$198.3K – $264.4K
NOI $15,865 @ 7.0% cap · market cap 6.35%
Theoretical Best
Office A
$461.7K
$404.0K – $538.7K
NOI $32,320 @ 7.0% cap · market cap 12.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,200
Businesses Nearby
Explore this area
Business Placement
Demographics for 79601, TX
26,515
Population
9,422
Households
2.8
Avg Household Size
32
Median Age
21%
College-Educated
84%
High-School Grad
263.0 sq mi
ZIP Area
101
Density / Sq Mi
$54,515
Median Household Income
$24,704
Median Earnings
$988
Median Rent
$182,900
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 - Two-unit residential property featuring hardwood flooring and recent foundation work.
Where is this duplex located?
The property is located at 849 Grape St Abilene, TX.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: 2,068‑square‑foot duplex built in 1924; Main residence plus separate apartment; New HVAC system with central air
