Updated Duplex with Fenced
New
For Sale
$640,000
Pending
8659 Holly Street, Frisco, TX 75034
Two residences offer refreshed interiors, open living areas, and separate two-car garages.
Property Size3,240 SF
Days on Market5
Property Features for 8659 Holly Street
General Information
Standard status
Pending
Size
3,240 SF
Property subtype
Duplex
Building Details
Year Built
1998
Listing Agency:
United Real Estate
(972) 372-0590
Listed By:
Kathey McNeil · License #0722054
Source:
Lonestarluxuryrealty
Added: Sep 11
Changed: Sep 13
Last Checked: Sep 15 at 6:21AM
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 United Real Estate
Investment Insights
Based on property information with market context.
This duplex includes both 8659 and 8661 Holly Street, with a combined 3,240 square feet and a 1998 construction date. The residences feature open living arrangements, updated countertops, new carpet, and fresh interior paint. Large front windows bring natural light into the living areas, while each side includes a two-car garage and fenced yard.
The floor plan places the primary bedroom on the lower level, with two additional bedrooms upstairs. Each residence is arranged with two full bathrooms, a half bathroom downstairs, and a spacious living room. The property is located in Frisco and is offered as a combined duplex asset.
The floor plan places the primary bedroom on the lower level, with two additional bedrooms upstairs. Each residence is arranged with two full bathrooms, a half bathroom downstairs, and a spacious living room. The property is located in Frisco and is offered as a combined duplex asset.
Key Highlights
- Duplex sale includes both 8659 and 8661 Holly Street
- Combined property size of 3,240 square feet
- 1998 construction date
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
$31,196
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
4.87%
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%
$623,920
$623.9K
Cap Rate 7%
$445,657
$445.7K
Cap Rate 9%
$346,622
$346.6K
Market Conditions
NOI Build-Up for 3,240 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
$49.8K $15.36/SF
− Vacancy
−$5.2K −$1.61/SF
EGI
$44.6K $13.75/SF
− OpEx
−$13.4K −$4.13/SF
NOI
$31.2K $9.63/SF
Area
Frisco, TX
Vacancy
10.45%
Lease Rate
$15.36 /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%
$623,920
Cap Rate 7%
$445,657
Cap Rate 9%
$346,622
Alternative Uses
Best Use
Multifamily LT 5
$445.7K
$390.0K – $519.9K
NOI $31,196 @ 7.0% cap · market cap 4.87%
Second Best
Apartment 5plus
$388.8K
$340.2K – $453.6K
NOI $27,215 @ 7.0% cap · market cap 4.25%
Theoretical Best
Office A
$1.26M
$1.11M – $1.47M
NOI $88,488 @ 7.0% cap · market cap 13.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,067
Businesses Nearby
Explore this area
Business Placement
Demographics for 75034, TX
47,734
Population
23,836
Households
2
Avg Household Size
36
Median Age
63%
College-Educated
97%
High-School Grad
15.9 sq mi
ZIP Area
3,002
Density / Sq Mi
$107,945
Median Household Income
$67,256
Median Earnings
$1,730
Median Rent
$679,500
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 residences offer refreshed interiors, open living areas, and separate two-car garages.
Where is this duplex located?
The property is located at 8659 Holly Street Frisco, TX.
What is the asking price?
The asking price for this property is $640,000.
What are key features of this property?
This property features: Duplex sale includes both 8659 and 8661 Holly Street; Combined property size of 3,240 square feet; 1998 construction date
