Brand-New Duplex With Two
For Sale
$499,000
6736 Paris St A-B, Houston, TX 77021
New construction duplex offering two residences, each with three bedrooms, 2.5 baths, and a private one-car garage.
Property Size3,200 SF
Days on Market49
Property Features for 6736 Paris St A-B
General Information
Standard status
Active
Size
3,200 SF
Total Parking Spaces
2
Property subtype
Investment
Additional Details
Multifamily Units
2
Building Details
Building Size
3,200 SF
Year Built
2026
Stories
2
Units
1
Tenancy
Multi
Listing Agency:
Brooks & Davis Real Estate
Listed By:
Andre Beraud · License #0667248
(832) 524-4526
Source:
Elliman
Added: Jul 19
Changed: Sep 3
Last Checked: Sep 4 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 Brooks & Davis Real Estate
Investment Insights
Based on property information with market context.
Brand-new construction duplex featuring two separate residences, each designed with three spacious bedrooms and two and a half bathrooms, plus a private one-car garage. Interiors include open-concept living areas with high, detailed tray ceilings and wood-look tile flooring that carries into the kitchen.
Each unit’s kitchen is centered around a large island and finished with premium granite countertops, white cabinetry, pendant lighting, and stainless steel appliances. Upstairs, the primary suite includes an elegant tray ceiling and an attached spa-like bathroom with dual vanities, a freestanding soaking tub, and a separate custom-tiled walk-in shower, along with recessed lighting, matte black fixtures, and clean architectural lines throughout.
BikeScore is 80 (Very Bikeable), walkScore is 49 (Car-Dependent), and transitScore is 56 (Good Transit).
Each unit’s kitchen is centered around a large island and finished with premium granite countertops, white cabinetry, pendant lighting, and stainless steel appliances. Upstairs, the primary suite includes an elegant tray ceiling and an attached spa-like bathroom with dual vanities, a freestanding soaking tub, and a separate custom-tiled walk-in shower, along with recessed lighting, matte black fixtures, and clean architectural lines throughout.
BikeScore is 80 (Very Bikeable), walkScore is 49 (Car-Dependent), and transitScore is 56 (Good Transit).
Key Highlights
- Brand‑new construction duplex built in 2026 with two residences
- Each side features 3 bedrooms and 2.5 bathrooms
- Private one‑car garage for each residence
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
$41,913
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
8.40%
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%
$838,260
$838.3K
Cap Rate 7%
$598,757
$598.8K
Cap Rate 9%
$465,700
$465.7K
Market Conditions
NOI Build-Up for 3,200 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
$63.4K $19.80/SF
− Vacancy
−$3.5K −$1.09/SF
EGI
$59.9K $18.71/SF
− OpEx
−$18.0K −$5.61/SF
NOI
$41.9K $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%
$838,260
Cap Rate 7%
$598,757
Cap Rate 9%
$465,700
Alternative Uses
Best Use
Multifamily LT 5
$598.8K
$523.9K – $698.6K
NOI $41,913 @ 7.0% cap · market cap 8.40%
Second Best
Apartment 5plus
$517.9K
$453.2K – $604.2K
NOI $36,253 @ 7.0% cap · market cap 7.27%
Theoretical Best
Office A
$822.9K
$720.0K – $960.0K
NOI $57,600 @ 7.0% cap · market cap 11.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
496
Businesses Nearby
Explore this area
Business Placement
Demographics for 77021, TX
28,055
Population
12,819
Households
2.2
Avg Household Size
36
Median Age
34%
College-Educated
87%
High-School Grad
6.1 sq mi
ZIP Area
4,599
Density / Sq Mi
$45,034
Median Household Income
$38,041
Median Earnings
$1,193
Median Rent
$203,900
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 - New construction duplex offering two residences, each with three bedrooms, 2.5 baths, and a private one-car garage.
Where is this duplex located?
The property is located at 6736 Paris St A-B Houston, TX.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Brand‑new construction duplex built in 2026 with two residences; Each side features 3 bedrooms and 2.5 bathrooms; Private one‑car garage for each residence
