Duplex Investment
For Sale
$185,000
305 N Bryan St, Houston, TX 77011
Duplex for sale in as-is condition, offering two rental units and flexibility for renovation or redevelopment.
Property Size1,040 SF
Days on Market57
Property Features for 305 N Bryan St
General Information
Standard status
Active
Size
1,040 SF
Property subtype
Investment
Lease Term
Month-to-month
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,914
Building Details
Building Size
1,040 SF
Year Built
1930
Stories
1
Listing Agency:
BlueRoof Real Estate
(832) 283-2383
Listed By:
Cesar Martinez · License #0523030
(832) 283-2383
Source:
Elliman
Added: Jun 17
Changed: Aug 7
Last Checked: Aug 12 at 6:06AM
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 BlueRoof Real Estate
Investment Insights
Based on property information with market context.
This duplex is offered for sale as-is and will require repairs. The property includes an existing duplex configuration, providing flexibility for long-term rental income or for a renovation-focused project. Buyer should plan for value-add work and independently verify all room dimensions and other property information.
The duplex is located at 305 N Bryan St in Houston’s East End area. The seller notes the property is just minutes from Downtown Houston, EaDo, major freeways, dining, shopping, and employment centers. Public transit access is described as good, with walk and bike scores reported as somewhat walkable and bikeable.
For investors, builders, or buyers seeking an as-is duplex, the layout can support either maintaining both units as rentals or reworking the property as part of a renovation plan. This offering may also fit buyers evaluating redevelopment potential, with the understanding that zoning and other permitting details must be confirmed by the buyer.
The duplex is located at 305 N Bryan St in Houston’s East End area. The seller notes the property is just minutes from Downtown Houston, EaDo, major freeways, dining, shopping, and employment centers. Public transit access is described as good, with walk and bike scores reported as somewhat walkable and bikeable.
For investors, builders, or buyers seeking an as-is duplex, the layout can support either maintaining both units as rentals or reworking the property as part of a renovation plan. This offering may also fit buyers evaluating redevelopment potential, with the understanding that zoning and other permitting details must be confirmed by the buyer.
Key Highlights
- Duplex built in 1930 with an existing two‑unit configuration
- 5,000 sq. ft. lot
- Sold as‑is and will require repairs
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
$13,622
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
7.36%
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%
$272,440
$272.4K
Cap Rate 7%
$194,600
$194.6K
Cap Rate 9%
$151,356
$151.4K
Market Conditions
NOI Build-Up for 1,040 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
$20.6K $19.80/SF
− Vacancy
−$1.1K −$1.09/SF
EGI
$19.5K $18.71/SF
− OpEx
−$5.8K −$5.61/SF
NOI
$13.6K $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%
$272,440
Cap Rate 7%
$194,600
Cap Rate 9%
$151,356
Alternative Uses
Best Use
Multifamily LT 5
$194.6K
$170.3K – $227.0K
NOI $13,622 @ 7.0% cap · market cap 7.36%
Second Best
Apartment 5plus
$168.3K
$147.3K – $196.4K
NOI $11,782 @ 7.0% cap · market cap 6.37%
Theoretical Best
Office A
$267.4K
$234.0K – $312.0K
NOI $18,720 @ 7.0% cap · market cap 10.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
753
Businesses Nearby
Explore this area
Business Placement
Demographics for 77011, TX
16,841
Population
7,366
Households
2.3
Avg Household Size
37
Median Age
10%
College-Educated
59%
High-School Grad
3.4 sq mi
ZIP Area
4,953
Density / Sq Mi
$49,163
Median Household Income
$36,517
Median Earnings
$1,063
Median Rent
$187,100
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 - Duplex for sale in as-is condition, offering two rental units and flexibility for renovation or redevelopment.
Where is this duplex located?
The property is located at 305 N Bryan St Houston, TX.
What is the asking price?
The asking price for this property is $185,000.
What are key features of this property?
This property features: Duplex built in 1930 with an existing two‑unit configuration; 5,000 sq. ft. lot; Sold as‑is and will require repairs
