Duplex with Expansion
For Sale
$115,000
8523 US HIGHWAY 59 S, Texarkana, TX 75501
Residential Income, Texarkana, TX
Property Size1,312 SF
Lot Size1.45 Acres
Price / SF$87.65
Days on Market48
Property Features for 8523 US HIGHWAY 59 S
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bedroom 2, Bathroom 1, Bathroom 2
Interior features
Ceiling Fan(s)
Appliances
Electric Range
Subdivision
George Morris A-372
Directions
HWY 59 across from Lakeway Grocery
Standard status
Active
Size
1,312 SF
Lot size
1.45 Acres
Utilities
Sewer type
Private Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
washer and dryer hookups
Building Details
Year built
1958
Number of units
2
Listing Agency:
Fathom Realty-TX
(888) 455-6040
Listed By:
Holly Craigen · License #AR SA00084673 TX 694773
(903) 691-8117
Added: Jul 29
Changed: Sep 13
Last Checked: Sep 14 at 2:06AM
MLS# 205665
Copyright © 2026 Texarkana Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex contains two separate one-bedroom, one-bathroom residences within a 1,312-square-foot building. Each side includes washer and dryer hookups, while interior features include ceiling fans, central heating, central air conditioning, and an electric range. Constructed in 1958, the property is served by public water and private sewer.
The 1.45-acre parcel is located at 8523 US Highway 59 S in Texarkana, Texas, with Lake Wright Patman identified nearby. The expansive site provides room beyond the current duplex, and the property information supports consideration of additional units or a future home. The existing two-unit layout offers a straightforward residential income configuration.
The 1.45-acre parcel is located at 8523 US Highway 59 S in Texarkana, Texas, with Lake Wright Patman identified nearby. The expansive site provides room beyond the current duplex, and the property information supports consideration of additional units or a future home. The existing two-unit layout offers a straightforward residential income configuration.
Key Highlights
- 1.45‑acre parcel with an existing duplex and room for additional development
- Two 1‑bedroom, 1‑bathroom units
- 1,312 square feet of building area
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
$9,491
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
8.25%
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%
$189,820
$189.8K
Cap Rate 7%
$135,586
$135.6K
Cap Rate 9%
$105,456
$105.5K
Market Conditions
NOI Build-Up for 1,312 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
$14.6K $11.16/SF
− Vacancy
−$1.1K −$0.83/SF
EGI
$13.6K $10.33/SF
− OpEx
−$4.1K −$3.10/SF
NOI
$9.5K $7.23/SF
Area
Bowie County, TX
Vacancy
7.40%
Lease Rate
$11.16 /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%
$189,820
Cap Rate 7%
$135,586
Cap Rate 9%
$105,456
Alternative Uses
Best Use
Multifamily LT 5
$135.6K
$118.6K – $158.2K
NOI $9,491 @ 7.0% cap · market cap 8.25%
Second Best
Apartment 5plus
$112.1K
$98.1K – $130.8K
NOI $7,849 @ 7.0% cap · market cap 6.83%
Theoretical Best
Hotel Hospitality
$988.2K
$864.7K – $1.15M
NOI $69,175 @ 7.0% cap · market cap 60.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
11
Businesses Nearby
Explore this area
Business Placement
Demographics for 75501, TX
36,423
Population
15,302
Households
2.4
Avg Household Size
38
Median Age
15%
College-Educated
86%
High-School Grad
96.3 sq mi
ZIP Area
378
Density / Sq Mi
$46,782
Median Household Income
$33,758
Median Earnings
$904
Median Rent
$125,700
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two one-bedroom units offer washer and dryer hookups, central HVAC, and an electric range in each residence.
Where is this duplex located?
The property is located at 8523 US HIGHWAY 59 S Texarkana, TX.
What is the asking price?
The asking price for this property is $115,000.
What are key features of this property?
This property features: 1.45‑acre parcel with an existing duplex and room for additional development; Two 1‑bedroom, 1‑bathroom units; 1,312 square feet of building area
