Updated Two-Unit
New
For Sale
$450,000
10810 Sugar Hill Drive, Houston, TX 77042
Two separate units feature refreshed interiors, included appliances, and covered carport parking.
Property Size2,807 SF
Days on Market3
Property Features for 10810 Sugar Hill Drive
General Information
Standard status
Active
Size
2,807 SF
Property subtype
Multi Family,Duplex
Taxes and HOA fees
Annual Taxes
$8,869
Building Details
Building Size
2,807 SF
Year Built
1978
Listing Agency:
GT Capital
Listed By:
Jianxiong Yu
(832) 670-3568
Source:
Nancyalmodovar
Added: Sep 2
Changed: Sep 4
Last Checked: Sep 4 at 3:29PM
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 GT Capital
Investment Insights
Based on property information with market context.
Built in 1978, this duplex contains two separate units suited to multigenerational living, extended-family arrangements, or rental use. Interior updates include luxury vinyl plank flooring, new interior paint, and granite countertops. Refrigerators, washers, and dryers are included with the property, while covered carports provide sheltered parking. There is no HOA.
The property is located at 10810 Sugar Hill Drive in Houston, near grocery stores, restaurants, shopping, and major roads. Its two-unit configuration offers flexibility for an owner seeking separate living areas or a property with rental income potential.
The property is located at 10810 Sugar Hill Drive in Houston, near grocery stores, restaurants, shopping, and major roads. Its two-unit configuration offers flexibility for an owner seeking separate living areas or a property with rental income potential.
Key Highlights
- Two separate units support multigenerational, extended‑family, or rental use
- LVP flooring, fresh interior paint, and granite countertops
- Refrigerators, washers, and dryers convey with the property
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
$36,765
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
8.17%
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%
$735,300
$735.3K
Cap Rate 7%
$525,214
$525.2K
Cap Rate 9%
$408,500
$408.5K
Market Conditions
NOI Build-Up for 2,807 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
$55.6K $19.80/SF
− Vacancy
−$3.1K −$1.09/SF
EGI
$52.5K $18.71/SF
− OpEx
−$15.8K −$5.61/SF
NOI
$36.8K $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%
$735,300
Cap Rate 7%
$525,214
Cap Rate 9%
$408,500
Alternative Uses
Best Use
Multifamily LT 5
$525.2K
$459.6K – $612.8K
NOI $36,765 @ 7.0% cap · market cap 8.17%
Second Best
Apartment 5plus
$454.3K
$397.5K – $530.0K
NOI $31,801 @ 7.0% cap · market cap 7.07%
Theoretical Best
Office A
$721.8K
$631.6K – $842.1K
NOI $50,526 @ 7.0% cap · market cap 11.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
980
Businesses Nearby
Explore this area
Business Placement
Demographics for 77042, TX
41,177
Population
21,252
Households
1.9
Avg Household Size
34
Median Age
44%
College-Educated
89%
High-School Grad
6.2 sq mi
ZIP Area
6,641
Density / Sq Mi
$57,745
Median Household Income
$40,687
Median Earnings
$1,287
Median Rent
$371,300
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 - Two separate units feature refreshed interiors, included appliances, and covered carport parking.
Where is this duplex located?
The property is located at 10810 Sugar Hill Drive Houston, TX.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Two separate units support multigenerational, extended‑family, or rental use; LVP flooring, fresh interior paint, and granite countertops; Refrigerators, washers, and dryers convey with the property
