Leased Duplex with Attached
For Sale
$459,900
862-864 Sagewood TRL, San Marcos, TX 78666
Fully leased duplex with updated interiors, stainless steel appliances, and private fenced backyards.
Property Size2,746 SF
Days on Market11
Property Features for 862-864 Sagewood TRL
General Information
Standard status
Active
Size
2,746 SF
Total Parking Spaces
4
Property subtype
Duplex
Occupancy
100%
Units
Unit Mix
2 x 3BR/3.5BA
Multifamily Units
2
Parking per Unit
2
Additional Details
Furnished
No
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$8,055
Amenities
washer/dryer
private yard
Building Details
Building Size
2,746 SF
Year Built
1999
Buildings
1
Tenancy
Multi
Listing Agency:
Clark Real Estate Agency
Listed By:
Ricky Clark
(512) 470-9955
Source:
Localcolorrealestateaustin
Added: Sep 8
Changed: Sep 18
Last Checked: Sep 16 at 11:39PM
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 Clark Real Estate Agency
Investment Insights
Based on property information with market context.
This duplex contains two separate residences, each offering 3 bedrooms and 3.5 baths. Both units feature wood-look tile or laminate flooring, granite countertops with matching backsplashes, and stainless steel appliance packages that include washers and dryers. Each side also has an attached 2-car garage and a privately fenced backyard.
The property is fully leased, with both leases extending through July of 2027. The units received full make-readies, and a new roof was installed in August 2026. Built in 1999, the duplex is located on the Texas State Shuttle route in San Marcos.
The property is fully leased, with both leases extending through July of 2027. The units received full make-readies, and a new roof was installed in August 2026. Built in 1999, the duplex is located on the Texas State Shuttle route in San Marcos.
Key Highlights
- Two‑unit duplex with each residence offering 3 bedrooms and 3.5 baths
- Both leases run through July of 2027
- Attached 2‑car garage serving each side
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
$42,094
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
9.15%
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%
$841,880
$841.9K
Cap Rate 7%
$601,343
$601.3K
Cap Rate 9%
$467,711
$467.7K
Market Conditions
NOI Build-Up for 2,746 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
$80.7K $29.40/SF
− Vacancy
−$4.2K −$1.53/SF
EGI
$76.5K $27.87/SF
− OpEx
−$34.4K −$12.54/SF
NOI
$42.1K $15.33/SF
Area
Hays County, TX
Vacancy
5.20%
Lease Rate
$29.40 /SF/Yr
Expense Ratio
45.00%
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%
$841,880
Cap Rate 7%
$601,343
Cap Rate 9%
$467,711
Alternative Uses
Best Use
Multifamily LT 5
$657.8K
$575.6K – $767.5K
NOI $46,047 @ 7.0% cap · market cap 10.01%
Second Best
Apartment 5plus
$601.3K
$526.2K – $701.6K
NOI $42,094 @ 7.0% cap · market cap 9.15%
Theoretical Best
Office A
$1.15M
$1.00M – $1.34M
NOI $80,353 @ 7.0% cap · market cap 17.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
101
Businesses Nearby
Explore this area
Business Placement
Demographics for 78666, TX
86,584
Population
36,354
Households
2.4
Avg Household Size
27
Median Age
35%
College-Educated
89%
High-School Grad
192.4 sq mi
ZIP Area
450
Density / Sq Mi
$55,478
Median Household Income
$25,890
Median Earnings
$1,294
Median Rent
$271,900
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 - Fully leased duplex with updated interiors, stainless steel appliances, and private fenced backyards.
Where is this duplex located?
The property is located at 862-864 Sagewood TRL San Marcos, TX.
What is the asking price?
The asking price for this property is $459,900.
What are key features of this property?
This property features: Two‑unit duplex with each residence offering 3 bedrooms and 3.5 baths; Both leases run through July of 2027; Attached 2‑car garage serving each side
