Renovated
For Sale
$495,000
1-3-502 Sammon Dr, Humble, TX 77338
Three separate apartments offer matching two-bedroom, one-bath layouts in downtown Humble.
Property Size2,704 SF
Price / SF$183.06
Days on Market510
Property Features for 1-3-502 Sammon Dr
General Information
Standard status
Active
Size
2,704 SF
Property subtype
Residential Income
Units
Unit Mix
3 x 2BR/1BA
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$5,139
Listing Agency:
R. Alexa Group
(713) 826-5779
Listed By:
Demetria Guidry · License #0637374
(713) 826-5779
Source:
Exprealty
Added: Mar 21, 2025
Changed: Aug 8
Last Checked: Aug 11 at 1:00PM
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 R. Alexa Group
Investment Insights
Based on property information with market context.
This 2,704-square-foot triplex at 1-3-502 Sammon Dr in Humble contains three separate residential units, each configured with two bedrooms and one bathroom. Recent improvements include new flooring throughout the units, fresh interior paint, updated cabinetry, granite countertops, and bright white backsplash tile.
Located in downtown Humble, the property combines a three-unit configuration with consistent layouts across the building. The renovations provide refreshed finishes throughout the apartments while preserving a straightforward multifamily setup.
Located in downtown Humble, the property combines a three-unit configuration with consistent layouts across the building. The renovations provide refreshed finishes throughout the apartments while preserving a straightforward multifamily setup.
Key Highlights
- Three separate residential units within one triplex
- Each unit includes 2 bedrooms and 1 bathroom
- 2,704 SF property size
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
$20,663
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
4.17%
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%
$413,260
$413.3K
Cap Rate 7%
$295,186
$295.2K
Cap Rate 9%
$229,589
$229.6K
Market Conditions
NOI Build-Up for 2,704 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
$32.4K $12.00/SF
− Vacancy
−$2.9K −$1.08/SF
EGI
$29.5K $10.92/SF
− OpEx
−$8.9K −$3.27/SF
NOI
$20.7K $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%
$413,260
Cap Rate 7%
$295,186
Cap Rate 9%
$229,589
Alternative Uses
Best Use
Multifamily LT 5
$295.2K
$258.3K – $344.4K
NOI $20,663 @ 7.0% cap · market cap 4.17%
Second Best
Apartment 5plus
$256.1K
$224.1K – $298.8K
NOI $17,928 @ 7.0% cap · market cap 3.62%
Theoretical Best
Office A
$738.3K
$646.0K – $861.4K
NOI $51,683 @ 7.0% cap · market cap 10.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
1,571
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?
Triplex - Three separate apartments offer matching two-bedroom, one-bath layouts in downtown Humble.
Where is this triplex located?
The property is located at 1-3-502 Sammon Dr Humble, TX.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: Three separate residential units within one triplex; Each unit includes 2 bedrooms and 1 bathroom; 2,704 SF property size
