Updated Two-Unit
New
For Sale
$389,000
103 E Janisch Road, Houston, TX 77022
Separate residences offer flexible living arrangements with garages, a carport, and private outdoor space.
Property Size2,360 SF
Price / SF$164.83
Days on Market7
Property Features for 103 E Janisch Road
General Information
Standard status
Active
Size
2,360 SF
Property subtype
Income
Units
Unit Mix
1 x 4BR/2.5BA, 1 x 1BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,446
Amenities
garage
carport
backyard
Laminate,Tile,Wood,Hardwood
Yes
1
4
Low-Emissivity Windows,Window Coverings
Washer Hookup,Dryer Hookup
Appraiser
Granite Counters,Quartz Counters,Window Treatments,Ceiling Fan(s),Programmable Thermostat
Partial
Corner Lot,Near Public Transit,Subdivision
13033
More than Two
Carport,Garage
2360
Building Details
Building Size
2,360 SF
Year Built
1954
Buildings
2
Stories
1
Listing Agency:
Grand Terra Realty
(281) 444-5140
Listed By:
Jossilynn Ellerd
(936) 239-5393
Source:
Garygreene
Added: Sep 4
Changed: Sep 9
Last Checked: Sep 9 at 6:52AM
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 Grand Terra Realty
Investment Insights
Based on property information with market context.
This duplex property comprises two separate residences totaling 2,360 square feet. The larger home includes four bedrooms and 2.5 baths, along with granite and quartz counters, hardwood and wood flooring, stainless dishwasher, glass cooktop range, updated bathroom finishes, PEX piping, low-emissivity windows, and window coverings. A recent roof, washer and dryer hookups, and a programmable thermostat add to the physical improvements. The home also includes a deep garage and backyard.
The second residence provides one bedroom, an updated bathroom, new windows, a covered carport, and its own backyard. The property is on a corner lot near public transit and is located near Bush Airport, Downtown, and the Garden Oaks area. Built in 1954, the duplex includes garage and carport parking, with no HOA fees and low taxes stated in the property information.
The second residence provides one bedroom, an updated bathroom, new windows, a covered carport, and its own backyard. The property is on a corner lot near public transit and is located near Bush Airport, Downtown, and the Garden Oaks area. Built in 1954, the duplex includes garage and carport parking, with no HOA fees and low taxes stated in the property information.
Key Highlights
- Duplex with two separate residences totaling 2,360 square feet
- Primary residence offers 4 bedrooms and 2.5 baths
- Second home includes 1 bedroom, updated bath, new windows, and covered carport
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
$30,911
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
7.95%
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%
$618,220
$618.2K
Cap Rate 7%
$441,586
$441.6K
Cap Rate 9%
$343,456
$343.5K
Market Conditions
NOI Build-Up for 2,360 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
$46.7K $19.80/SF
− Vacancy
−$2.6K −$1.09/SF
EGI
$44.2K $18.71/SF
− OpEx
−$13.2K −$5.61/SF
NOI
$30.9K $13.10/SF
Area
Houston, TX
Vacancy
5.50%
Lease Rate
$19.80 /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%
$618,220
Cap Rate 7%
$441,586
Cap Rate 9%
$343,456
Alternative Uses
Best Use
Multifamily LT 5
$441.6K
$386.4K – $515.2K
NOI $30,911 @ 7.0% cap · market cap 7.95%
Second Best
Apartment 5plus
$382.0K
$334.2K – $445.6K
NOI $26,737 @ 7.0% cap · market cap 6.87%
Theoretical Best
Office A
$606.9K
$531.0K – $708.0K
NOI $42,480 @ 7.0% cap · market cap 10.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
607
Businesses Nearby
Explore this area
Business Placement
Demographics for 77022, TX
28,748
Population
10,717
Households
2.7
Avg Household Size
35
Median Age
13%
College-Educated
63%
High-School Grad
5.8 sq mi
ZIP Area
4,957
Density / Sq Mi
$48,386
Median Household Income
$28,877
Median Earnings
$1,047
Median Rent
$197,200
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Separate residences offer flexible living arrangements with garages, a carport, and private outdoor space.
Where is this duplex located?
The property is located at 103 E Janisch Road Houston, TX.
What is the asking price?
The asking price for this property is $389,000.
What are key features of this property?
This property features: Duplex with two separate residences totaling 2,360 square feet; Primary residence offers 4 bedrooms and 2.5 baths; Second home includes 1 bedroom, updated bath, new windows, and covered carport
