Detached Duplex with Private
For Sale
$439,800
99 Mager LN # G1, Hutto, TX 78634
The two-unit configuration supports long-term, mid-term, or short-term rental strategies.
Property Size1,836 SF
Days on Market89
Property Features for 99 Mager LN # G1
General Information
Standard status
Active
Size
1,836 SF
Property subtype
Duplex
Additional Details
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$17,389
Amenities
private yards
dedicated parking
Building Details
Building Size
1,836 SF
Year Built
2026
Buildings
2
Listing Agency:
Keller Williams Realty Lone Star
(512) 791-0229
Listed By:
Robert Fischer · License #0538860
Source:
Teamwestre
Added: May 15
Changed: Aug 11
Last Checked: Aug 11 at 8:12AM
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 Keller Williams Realty Lone Star
Investment Insights
Based on property information with market context.
This 2026-built duplex consists of two detached homes within the Villas at Cottonwood Trail community. The residences offer two- to three-bedroom layouts ranging from 822 to 1,152 square feet, with private yards and dedicated parking for each home.
The property is in Hutto, with access to SH-130, Hwy 79, and I-35. Samsung, Tesla, and Amazon are identified as nearby employment drivers. Rental options described for the property include long-term, mid-term, and short-term arrangements. Additional acquisition groupings are available within the broader offering, including the full 22-unit portfolio, 11-unit and 4-unit groupings, or individual units.
The property is in Hutto, with access to SH-130, Hwy 79, and I-35. Samsung, Tesla, and Amazon are identified as nearby employment drivers. Rental options described for the property include long-term, mid-term, and short-term arrangements. Additional acquisition groupings are available within the broader offering, including the full 22-unit portfolio, 11-unit and 4-unit groupings, or individual units.
Key Highlights
- Two‑unit duplex configuration with detached residences
- 2026 construction with 2‑3 bedroom homes
- Home sizes range from 822‑1,152 SF
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
$30,787
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
7.00%
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%
$615,740
$615.7K
Cap Rate 7%
$439,814
$439.8K
Cap Rate 9%
$342,078
$342.1K
Market Conditions
NOI Build-Up for 1,836 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
$46.3K $25.20/SF
− Vacancy
−$2.3K −$1.24/SF
EGI
$44.0K $23.96/SF
− OpEx
−$13.2K −$7.19/SF
NOI
$30.8K $16.77/SF
Area
Williamson County, TX
Vacancy
4.94%
Lease Rate
$25.20 /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%
$615,740
Cap Rate 7%
$439,814
Cap Rate 9%
$342,078
Alternative Uses
Best Use
Multifamily LT 5
$439.8K
$384.8K – $513.1K
NOI $30,787 @ 7.0% cap · market cap 7.00%
Second Best
Apartment 5plus
$402.1K
$351.8K – $469.1K
NOI $28,144 @ 7.0% cap · market cap 6.40%
Theoretical Best
Office A
$767.5K
$671.6K – $895.4K
NOI $53,725 @ 7.0% cap · market cap 12.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
280
Businesses Nearby
Explore this area
Business Placement
Demographics for 78634, TX
37,951
Population
15,322
Households
2.5
Avg Household Size
33
Median Age
35%
College-Educated
93%
High-School Grad
56.4 sq mi
ZIP Area
673
Density / Sq Mi
$111,227
Median Household Income
$52,649
Median Earnings
$2,024
Median Rent
$334,200
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - The two-unit configuration supports long-term, mid-term, or short-term rental strategies.
Where is this duplex located?
The property is located at 99 Mager LN # G1 Hutto, TX.
What is the asking price?
The asking price for this property is $439,800.
What are key features of this property?
This property features: Two‑unit duplex configuration with detached residences; 2026 construction with 2‑3 bedroom homes; Home sizes range from 822‑1,152 SF
