Remodeled Four-Unit
New
For Sale
$475,000
1312 Brenda Ln, Humble, TX 77338
Remodeled multifamily property with occupied units, on-site parking, and convenient access to regional employment and transportation destinations.
Property Size3,832 SF
Days on Market2
Property Features for 1312 Brenda Ln
General Information
Standard status
Active
Size
3,832 SF
Property subtype
Investment
Lease Term
12 months
Taxes and HOA fees
Annual Taxes
$6,601
Building Details
Building Size
3,832 SF
Year Built
1984
Stories
2
Listed By:
Kevin Duc Nguyen · License #0529196
(281) 748-4874
Source:
Elliman
Added: Sep 11
Last Checked: Sep 11 at 2:26PM
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 Kevin Duc Nguyen
Investment Insights
Based on property information with market context.
This remodeled quadplex contains four two-bedroom, two-bath residences, each measuring approximately 958 SF. The units feature spacious bedrooms and functional layouts, with parking available on the property. All four residences are occupied, and lease renewals have provided established rental continuity.
Recent capital work includes a new roof completed in 2026. Unit C has two AC units replaced in 2021, while Unit A received an interior AC replacement in 2020. Water heaters serving Units B, C, and D are approximately six years old, dating to 2020.
The property is located near IAH Airport, with access to Downtown Houston, major highways, shopping, dining, and employment centers. Built in 1984, the asset combines a four-unit configuration with documented improvements and current occupancy.
Recent capital work includes a new roof completed in 2026. Unit C has two AC units replaced in 2021, while Unit A received an interior AC replacement in 2020. Water heaters serving Units B, C, and D are approximately six years old, dating to 2020.
The property is located near IAH Airport, with access to Downtown Houston, major highways, shopping, dining, and employment centers. Built in 1984, the asset combines a four-unit configuration with documented improvements and current occupancy.
Key Highlights
- Four 2‑bedroom, 2‑bath units, approximately 958 SF each
- All units currently occupied with consistent lease renewals
- New roof completed in 2026
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
$29,282
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
6.16%
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%
$585,640
$585.6K
Cap Rate 7%
$418,314
$418.3K
Cap Rate 9%
$325,356
$325.4K
Market Conditions
NOI Build-Up for 3,832 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
$46.0K $12.00/SF
− Vacancy
−$4.2K −$1.08/SF
EGI
$41.8K $10.92/SF
− OpEx
−$12.5K −$3.27/SF
NOI
$29.3K $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%
$585,640
Cap Rate 7%
$418,314
Cap Rate 9%
$325,356
Alternative Uses
Best Use
Multifamily LT 5
$418.3K
$366.0K – $488.0K
NOI $29,282 @ 7.0% cap · market cap 6.16%
Second Best
Apartment 5plus
$362.9K
$317.6K – $423.4K
NOI $25,406 @ 7.0% cap · market cap 5.35%
Theoretical Best
Office A
$1.05M
$915.5K – $1.22M
NOI $73,243 @ 7.0% cap · market cap 15.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Remodeled multifamily property with occupied units, on-site parking, and convenient access to regional employment and transportation destinations.
Where is this quadplex located?
The property is located at 1312 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: Four 2‑bedroom, 2‑bath units, approximately 958 SF each; All units currently occupied with consistent lease renewals; New roof completed in 2026
