Refreshed Duplex with Fenced
For Sale
$399,900
A-2603 Brickford Cv, Austin, TX 78745
Two-bedroom units feature updated interiors, private outdoor space, and convenient access to major South Austin corridors.
Property Size827 SF
Price / SF$483.56
Days on Market35
Property Features for A-2603 Brickford Cv
General Information
Standard status
Active
Size
827 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Building Details
Buildings
1
Listing Agency:
Nest Properties Austin
(512) 784-1990
Listed By:
Julie Waidelich · License #0494419
(512) 784-1990
Source:
Exprealty
Added: Jul 27
Changed: Aug 20
Last Checked: Aug 29 at 12:43PM
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 Nest Properties Austin
Investment Insights
Based on property information with market context.
This duplex includes two separate units, each configured with two bedrooms and one bathroom. Recent improvements include fresh paint and updated flooring without carpet. A private fenced yard and oversized driveway add practical outdoor and parking areas, while the cul-de-sac setting provides a residential environment.
The property is located at A-2603 Brickford Cv in Austin, near West Gate Blvd and William Cannon Dr. Access to West Gate Blvd, William Cannon Dr, Mopac (Loop 1), and I-35 connects the property with South Austin restaurants, shopping, downtown Austin, the airport, Zilker Park, South Congress, and major employment hubs. Unit B is leased through 3/31/2027.
The property is located at A-2603 Brickford Cv in Austin, near West Gate Blvd and William Cannon Dr. Access to West Gate Blvd, William Cannon Dr, Mopac (Loop 1), and I-35 connects the property with South Austin restaurants, shopping, downtown Austin, the airport, Zilker Park, South Congress, and major employment hubs. Unit B is leased through 3/31/2027.
Key Highlights
- Duplex with two 2‑bedroom, 1‑bath units
- New paint and updated flooring with no carpet
- Private fenced yard and oversized driveway
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
$12,183
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
3.05%
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%
$243,660
$243.7K
Cap Rate 7%
$174,043
$174.0K
Cap Rate 9%
$135,367
$135.4K
Market Conditions
NOI Build-Up for 827 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
$18.4K $22.20/SF
− Vacancy
−$955 −$1.15/SF
EGI
$17.4K $21.05/SF
− OpEx
−$5.2K −$6.31/SF
NOI
$12.2K $14.73/SF
Area
ZIP 78745
Vacancy
5.20%
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%
$243,660
Cap Rate 7%
$174,043
Cap Rate 9%
$135,367
Alternative Uses
Best Use
Multifamily LT 5
$174.0K
$152.3K – $203.1K
NOI $12,183 @ 7.0% cap · market cap 3.05%
Second Best
Apartment 5plus
$160.7K
$140.7K – $187.5K
NOI $11,252 @ 7.0% cap · market cap 2.81%
Theoretical Best
Office A
$345.7K
$302.5K – $403.3K
NOI $24,199 @ 7.0% cap · market cap 6.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
832
Businesses Nearby
Explore this area
Business Placement
Demographics for 78745, TX
59,843
Population
31,246
Households
1.9
Avg Household Size
36
Median Age
54%
College-Educated
93%
High-School Grad
13.7 sq mi
ZIP Area
4,368
Density / Sq Mi
$84,529
Median Household Income
$56,551
Median Earnings
$1,655
Median Rent
$459,100
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-bedroom units feature updated interiors, private outdoor space, and convenient access to major South Austin corridors.
Where is this duplex located?
The property is located at A-2603 Brickford Cv Austin, TX.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Duplex with two 2‑bedroom, 1‑bath units; New paint and updated flooring with no carpet; Private fenced yard and oversized driveway
