Fourplex with Identical Two-Bed
For Sale
$475,000
1307 Brenda Ln, Humble, TX 77338
Four identical 2-bed, 2-bath units with private laundry hookups and two dedicated parking spaces per unit.
Property Size3,928 SF
Days on Market48
Property Features for 1307 Brenda Ln
General Information
Standard status
Active
Size
3,928 SF
Total Parking Spaces
8
Property subtype
Investment
Lease Term
12 months
Additional Details
Business Included
Yes
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$9,115
Building Details
Building Size
3,928 SF
Year Built
1984
Year Renovated
2020
Stories
2
Units
4
Tenancy
Multi
Listing Agency:
Rasha Realty, LLC
Listed By:
Terin Varghese · License #0685740
(832) 768-8775
Source:
Elliman
Added: Jul 20
Changed: Sep 4
Last Checked: Sep 4 at 9:56AM
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 Rasha Realty, LLC
Investment Insights
Based on property information with market context.
This income-producing fourplex features four identical 2-bedroom, 2-bath floor plans, designed to simplify leasing, maintenance, and turnovers. Each unit includes private laundry hookups and two dedicated parking spaces. Professional property management is already in place, supporting a smooth transition for the next owner. The property is being sold AS-IS and includes no HOA.
Public remarks note the property is strategically located near IAH Airport, along with employment centers and shopping and dining.
Approximately $210,000 in repairs and upgrades were completed in 2020, including the roof and decking, framing and rafters, fire walls, exterior sheathing and siding, attic insulation, HVAC, electrical, kitchens, bathrooms, and interior finishes. Further value may be realized through updates such as flooring, paint, fixtures, kitchens, bathrooms, and curb appeal in other units.
Public remarks note the property is strategically located near IAH Airport, along with employment centers and shopping and dining.
Approximately $210,000 in repairs and upgrades were completed in 2020, including the roof and decking, framing and rafters, fire walls, exterior sheathing and siding, attic insulation, HVAC, electrical, kitchens, bathrooms, and interior finishes. Further value may be realized through updates such as flooring, paint, fixtures, kitchens, bathrooms, and curb appeal in other units.
Key Highlights
- 1984‑built fourplex with four identical 2‑bedroom, 2‑bath units and simplified leasing/turnovers
- About $210,000 in repairs and upgrades completed in 2020, including roof/decking, HVAC, electrical, kitchens, bathrooms, and interior finishes
- Each unit includes private laundry hookups and two dedicated parking spaces
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
$30,016
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
6.32%
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%
$600,320
$600.3K
Cap Rate 7%
$428,800
$428.8K
Cap Rate 9%
$333,511
$333.5K
Market Conditions
NOI Build-Up for 3,928 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
$47.1K $12.00/SF
− Vacancy
−$4.3K −$1.08/SF
EGI
$42.9K $10.92/SF
− OpEx
−$12.9K −$3.27/SF
NOI
$30.0K $7.64/SF
Area
Harris County, TX
Vacancy
9.03%
Lease Rate
$12.00 /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%
$600,320
Cap Rate 7%
$428,800
Cap Rate 9%
$333,511
Alternative Uses
Best Use
Multifamily LT 5
$428.8K
$375.2K – $500.3K
NOI $30,016 @ 7.0% cap · market cap 6.32%
Second Best
Apartment 5plus
$372.0K
$325.5K – $434.1K
NOI $26,043 @ 7.0% cap · market cap 5.48%
Theoretical Best
Office A
$1.07M
$938.5K – $1.25M
NOI $75,078 @ 7.0% cap · market cap 15.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
363
Businesses Nearby
Explore this area
Business Placement
Demographics for 77338, TX
45,031
Population
17,667
Households
2.5
Avg Household Size
33
Median Age
20%
College-Educated
87%
High-School Grad
26.0 sq mi
ZIP Area
1,732
Density / Sq Mi
$68,808
Median Household Income
$38,528
Median Earnings
$1,354
Median Rent
$222,900
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?
Quadplex - Four identical 2-bed, 2-bath units with private laundry hookups and two dedicated parking spaces per unit.
Where is this quadplex located?
The property is located at 1307 Brenda Ln Humble, TX.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: 1984‑built fourplex with four identical 2‑bedroom, 2‑bath units and simplified leasing/turnovers; About $210,000 in repairs and upgrades completed in 2020, including roof/decking, HVAC, electrical, kitchens, bathrooms, and interior finishes; Each unit includes private laundry hookups and two dedicated parking spaces
