Duplex with Garage
For Sale
$725,000
1334 W Pierce Street, Houston, TX 77019
Income-focused duplex offering flexible living and rental options, with walkable access to neighborhood amenities.
Property Size2,580 SF
Days on Market81
Property Features for 1334 W Pierce Street
General Information
Standard status
Active
Size
2,580 SF
Property subtype
Multi Family,Triplex
Additional Details
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$13,601
Building Details
Building Size
2,580 SF
Year Built
1928
Listing Agency:
Maven Real Estate Group
(832) 545-0849
Listed By:
Soo Kim · License #563882
(832) 545-0849
Source:
Mpowerrealtygroup
Added: Jun 12
Changed: Aug 27
Last Checked: Aug 30 at 9:13PM
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 Maven Real Estate Group
Investment Insights
Based on property information with market context.
This for-sale duplex includes a separate garage apartment, creating a flexible housing and rental setup. The property is suited to an owner-occupant who wants on-site income or an investor looking for a multi-unit configuration within a single offering. A detached garage apartment allows for distinct living space while keeping the overall arrangement under one ownership.
The asset is located in central Montrose and is described as being near Whole Foods, Buffalo Bayou, Memorial Park, Downtown, and a range of local restaurants, coffee shops, and parks. For mobility, the provided scores indicate a 70 BikeScore, 89 WalkScore, and 52 TransitScore, supporting convenient access to everyday destinations.
With both a duplex layout and an additional garage apartment, the property can accommodate tenants with different needs under one roofline ownership structure. Because existing rents are already established, a buyer can evaluate how to position the units within this amenity-rich area. For tenants and buyers who value flexibility and a central address, this configuration offers practical options from day one.
The asset is located in central Montrose and is described as being near Whole Foods, Buffalo Bayou, Memorial Park, Downtown, and a range of local restaurants, coffee shops, and parks. For mobility, the provided scores indicate a 70 BikeScore, 89 WalkScore, and 52 TransitScore, supporting convenient access to everyday destinations.
With both a duplex layout and an additional garage apartment, the property can accommodate tenants with different needs under one roofline ownership structure. Because existing rents are already established, a buyer can evaluate how to position the units within this amenity-rich area. For tenants and buyers who value flexibility and a central address, this configuration offers practical options from day one.
Key Highlights
- Built in 1928, duplex with character plus a separate garage apartment
- Flexible income and living setup as a duplex with additional garage apartment
- Walkable area with Walk Score of 89 (very walkable)
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
$33,792
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
4.66%
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%
$675,840
$675.8K
Cap Rate 7%
$482,743
$482.7K
Cap Rate 9%
$375,467
$375.5K
Market Conditions
NOI Build-Up for 2,580 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
$51.1K $19.80/SF
− Vacancy
−$2.8K −$1.09/SF
EGI
$48.3K $18.71/SF
− OpEx
−$14.5K −$5.61/SF
NOI
$33.8K $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%
$675,840
Cap Rate 7%
$482,743
Cap Rate 9%
$375,467
Alternative Uses
Best Use
Multifamily LT 5
$482.7K
$422.4K – $563.2K
NOI $33,792 @ 7.0% cap · market cap 4.66%
Second Best
Apartment 5plus
$417.6K
$365.4K – $487.2K
NOI $29,229 @ 7.0% cap · market cap 4.03%
Theoretical Best
Office A
$663.4K
$580.5K – $774.0K
NOI $46,440 @ 7.0% cap · market cap 6.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
2,507
Businesses Nearby
Explore this area
Business Placement
Demographics for 77019, TX
24,136
Population
14,387
Households
1.7
Avg Household Size
37
Median Age
76%
College-Educated
98%
High-School Grad
3.7 sq mi
ZIP Area
6,523
Density / Sq Mi
$108,353
Median Household Income
$75,871
Median Earnings
$1,886
Median Rent
$724,900
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 - Income-focused duplex offering flexible living and rental options, with walkable access to neighborhood amenities.
Where is this duplex located?
The property is located at 1334 W Pierce Street Houston, TX.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: Built in 1928, duplex with character plus a separate garage apartment; Flexible income and living setup as a duplex with additional garage apartment; Walkable area with Walk Score of 89 (very walkable)
