Austin Fourplex Near The
For Sale
$895,000
8616 Putnam DR, Austin, TX 78757
Well-maintained fourplex in central Austin with long-term tenants.
Property Size4,078 SF
Price / SF$221.53
Days on Market300
Property Features for 8616 Putnam DR
General Information
Standard status
Active
Size
4,078 SF
Property subtype
Quadruplex
Taxes and HOA fees
Annual Taxes
$13,538
Building Details
Building Size
4,078 SF
Year Built
1968
Listing Agency:
ListingSpark
Listed By:
Aaron Jistel · License #0548216
(877) 897-7275
Source:
Localcolorrealestateaustin
Added: Nov 18, 2025
Changed: Sep 11
Last Checked: Sep 14 at 8:37AM
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 ListingSpark
Investment Insights
Based on property information with market context.
This fourplex property, professionally managed since 2007, generates $6,950 per month in income with stable tenancy. The property features four walk-up, garden-style units, each approximately 1,010 sq ft, with 2 bedrooms and 1.5 baths. One unit will be vacant as of Feb 15, 2026, offering flexibility for owner occupancy or lease-up. Located in a desirable central Austin corridor, the property is minutes from The Domain, The Arboretum, major employers, retail, and transit. The location benefits from sustained rental demand and limited small multifamily supply. The fourplex structure allows a resident owner to offset housing expenses with rental income while benefiting from favorable owner-occupied multifamily financing. Long-term tenants provide predictable cash flow and reduced turnover. Capital improvements include private fenced xeriscape courtyards, steel privacy panels with metal gates, security screen doors, rekeyable locks, and a shared rear yard with cedar fencing and mature trees. Renovations completed in 2019 include four 14 SEER HVAC systems, energy-efficient windows, Hardie board siding, and a repaved parking lot with eight dedicated spaces plus street parking. Unit features include gas ranges and refrigerators, dishwasher hookups, laundry hookups, decorative fireplaces in select units, ceramic tile and vinyl plank flooring, and select patio or French doors. The property is situated on a corner lot with mature trees and low-maintenance landscaping.
Key Highlights
- High current income of $6,950/month with exceptionally stable, long‑term tenants.
- Vacant unit provides immediate flexibility for owner occupancy, lease‑up, or repositioning.
- Prime central Austin location near The Domain, The Arboretum, major employers, retail, and transit.
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
$59,680
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
6.67%
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%
$1,193,600
$1.2M
Cap Rate 7%
$852,571
$852.6K
Cap Rate 9%
$663,111
$663.1K
Market Conditions
NOI Build-Up for 4,040 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
$89.7K $22.20/SF
− Vacancy
−$4.4K −$1.10/SF
EGI
$85.3K $21.10/SF
− OpEx
−$25.6K −$6.33/SF
NOI
$59.7K $14.77/SF
Area
Austin, TX
Vacancy
4.94%
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%
$1,193,600
Cap Rate 7%
$852,571
Cap Rate 9%
$663,111
Alternative Uses
Best Use
Multifamily LT 5
$852.6K
$746.0K – $994.7K
NOI $59,680 @ 7.0% cap · market cap 6.67%
Second Best
Apartment 5plus
$783.6K
$685.7K – $914.2K
NOI $54,852 @ 7.0% cap · market cap 6.13%
Theoretical Best
Office A
$1.58M
$1.39M – $1.85M
NOI $110,820 @ 7.0% cap · market cap 12.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,374
Businesses Nearby
Explore this area
Business Placement
Demographics for 78757, TX
23,847
Population
11,930
Households
2
Avg Household Size
37
Median Age
68%
College-Educated
97%
High-School Grad
5.0 sq mi
ZIP Area
4,769
Density / Sq Mi
$104,946
Median Household Income
$65,886
Median Earnings
$1,661
Median Rent
$629,500
Median Home Value
Check the figures for this property
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?
Quadplex - Well-maintained fourplex in central Austin with long-term tenants.
Where is this quadplex located?
The property is located at 8616 Putnam DR Austin, TX.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: High current income of $6,950/month with exceptionally stable, long‑term tenants.; Vacant unit provides immediate flexibility for owner occupancy, lease‑up, or repositioning.; Prime central Austin location near The Domain, The Arboretum, major employers, retail, and transit.
