New Construction Duplex Investment
For Sale
$249,900
1235 E HOUSTON Street NE, Paris, TX 75460
MULTI_FAMILY - Paris, TX
Property Size1,680 SF
Lot Size0.18 Acres
Price / SF$148.75
Days on Market44
Property Features for 1235 E HOUSTON Street NE
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 2, Bedroom 1, Bathroom 2, Bathroom 4, Bathroom 3, Bedroom 3, Bedroom 4, Bathroom 1
Parking
2
Parking features
Driveway
Interior features
BuiltInFeatures, DecorativeDesignerLightingFixtures, GraniteCounters, HighSpeedInternet
Appliances
Dishwasher, ElectricRange, Disposal
Subdivision
City Of Paris
Lot features
Corner Lot
Elementary school
Aiken
Middle school
Crockett,Travis
High school
Paris
Elementary school district
Paris ISD
Middle school district
Paris ISD
High school district
Paris ISD
Directions
From Lamar Avenue; N on NE 12th; Corner of NE 12th and East Houston; GPS does not work correctly.
Standard status
Active
APN
13853
Size
1,680 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Description
CITY OF PARIS, BLOCK 32-E, LOT 3, 106 NE 12TH
Tax Annual Amount
72
Legal Description
CITY OF PARIS, BLOCK 32-E, LOT 3, 106 NE 12TH
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric, Ceiling Fan(s)
Water source
Public
Building Details
Year built
2026
Floors in Building
1
Number of units
2
Flooring type
Vinyl
Building materials
BoardAndBattenSiding
Roof type
Composition
Listing Agency:
Glass Land and Home LLC
(903) 785-8457
Listed By:
Karen Marsh · License #0541391
(903) 785-8457
Added: Jul 17
Changed: Aug 15
Last Checked: Aug 29 at 3:06AM
MLS# 21273725
Copyright © 2026 North Texas Real Estate Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Just completed new construction duplex investment property on a corner lot. The building includes two units, each featuring two bedrooms and two full bathrooms, with a living room and a kitchen-dining area. Washer-dryer hookups are included. Finishes and interior features include granite countertops and luxury vinyl plank flooring, and the home is all-electric.
The duplex is heated and cooled with electric central systems, with ceiling fans and central air. Appliances include a dishwasher, electric range, and disposal. Construction materials include board-and-batten siding, and the roof is composition. A driveway provides parking, and utilities are available through public water and public sewer.
Built in 2026 and currently rented, this duplex is designed for straightforward, resident-friendly layouts with in-unit laundry hookups and durable finishes.
The duplex is heated and cooled with electric central systems, with ceiling fans and central air. Appliances include a dishwasher, electric range, and disposal. Construction materials include board-and-batten siding, and the roof is composition. A driveway provides parking, and utilities are available through public water and public sewer.
Built in 2026 and currently rented, this duplex is designed for straightforward, resident-friendly layouts with in-unit laundry hookups and durable finishes.
Key Highlights
- Corner‑lot duplex investment with two units
- Each unit has two bedrooms and two full bathrooms with living room and kitchen‑dining area
- Washer‑dryer hookups included in both units
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
$13,561
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
5.43%
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%
$271,220
$271.2K
Cap Rate 7%
$193,729
$193.7K
Cap Rate 9%
$150,678
$150.7K
Market Conditions
NOI Build-Up for 1,680 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
$20.8K $12.36/SF
− Vacancy
−$1.4K −$0.83/SF
EGI
$19.4K $11.53/SF
− OpEx
−$5.8K −$3.46/SF
NOI
$13.6K $8.07/SF
Area
Lamar County, TX
Vacancy
6.70%
Lease Rate
$12.36 /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%
$271,220
Cap Rate 7%
$193,729
Cap Rate 9%
$150,678
Alternative Uses
Best Use
Multifamily LT 5
$193.7K
$169.5K – $226.0K
NOI $13,561 @ 7.0% cap · market cap 5.43%
Second Best
Apartment 5plus
$174.6K
$152.8K – $203.8K
NOI $12,225 @ 7.0% cap · market cap 4.89%
Theoretical Best
Hotel Hospitality
$1.27M
$1.11M – $1.48M
NOI $88,578 @ 7.0% cap · market cap 35.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
682
Businesses Nearby
Explore this area
Business Placement
Demographics for 75460, TX
22,925
Population
11,210
Households
2
Avg Household Size
38
Median Age
17%
College-Educated
88%
High-School Grad
101.9 sq mi
ZIP Area
225
Density / Sq Mi
$44,241
Median Household Income
$30,546
Median Earnings
$895
Median Rent
$123,300
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 - Just completed corner-lot duplex with two 2-bedroom, 2-bath units and washer-dryer hookups, all-electric with public utilities.
Where is this duplex located?
The property is located at 1235 E HOUSTON Street NE Paris, TX.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: Corner‑lot duplex investment with two units; Each unit has two bedrooms and two full bathrooms with living room and kitchen‑dining area; Washer‑dryer hookups included in both units
