Two-Story Duplex with Open
New
For Sale
$479,999
8810 Crestview Dr, Houston, TX 77028
Each residence combines modern finishes, a full appliance package, and a walk-in closet in the primary bedroom.
Property Size2,974 SF
Days on Market2
Property Features for 8810 Crestview Dr
General Information
Standard status
Active
Size
2,974 SF
Property subtype
Investment
Lease Term
12 months
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$1,143
Building Details
Building Size
2,974 SF
Year Built
2026
Buildings
1
Stories
2
Units
2
Listing Agency:
Braden Real Estate Group
Listed By:
Nicole Handy · License #0623605
(832) 500-5426
Source:
Elliman
Added: Sep 19
Last Checked: Sep 19 at 2:54PM
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 Braden Real Estate Group
Investment Insights
Based on property information with market context.
This two-story duplex is under construction, with drive-by viewing only. Each unit includes 3 bedrooms, 2.5 bathrooms, and approximately 1,300 square feet of living space. The interiors are planned around open-concept living areas with luxury vinyl plank flooring throughout, fully equipped kitchens with appliances, and primary bedrooms featuring walk-in closets.
The property is located at 8810 Crestview Dr in Houston, with access to major freeways, dining, and entertainment. There is no HOA, and the property carries a 2-10 Home Warranty. The recorded year built is 2026. Walk Score is 6, Bike Score is 28, and Transit Score is 32.
The property is located at 8810 Crestview Dr in Houston, with access to major freeways, dining, and entertainment. There is no HOA, and the property carries a 2-10 Home Warranty. The recorded year built is 2026. Walk Score is 6, Bike Score is 28, and Transit Score is 32.
Key Highlights
- Two‑story duplex under construction; drive‑by viewing only
- Each unit offers 3 bedrooms, 2.5 bathrooms, and approximately 1,300 square feet
- Open‑concept interiors with luxury vinyl plank flooring throughout
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
$38,953
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
8.12%
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%
$779,060
$779.1K
Cap Rate 7%
$556,471
$556.5K
Cap Rate 9%
$432,811
$432.8K
Market Conditions
NOI Build-Up for 2,974 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
$58.9K $19.80/SF
− Vacancy
−$3.2K −$1.09/SF
EGI
$55.6K $18.71/SF
− OpEx
−$16.7K −$5.61/SF
NOI
$39.0K $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%
$779,060
Cap Rate 7%
$556,471
Cap Rate 9%
$432,811
Alternative Uses
Best Use
Multifamily LT 5
$556.5K
$486.9K – $649.2K
NOI $38,953 @ 7.0% cap · market cap 8.12%
Second Best
Apartment 5plus
$481.3K
$421.2K – $561.6K
NOI $33,693 @ 7.0% cap · market cap 7.02%
Theoretical Best
Office A
$764.7K
$669.2K – $892.2K
NOI $53,532 @ 7.0% cap · market cap 11.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
298
Businesses Nearby
Explore this area
Business Placement
Demographics for 77028, TX
18,701
Population
7,102
Households
2.6
Avg Household Size
35
Median Age
8%
College-Educated
69%
High-School Grad
9.1 sq mi
ZIP Area
2,055
Density / Sq Mi
$36,244
Median Household Income
$28,099
Median Earnings
$1,115
Median Rent
$108,200
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 - Each residence combines modern finishes, a full appliance package, and a walk-in closet in the primary bedroom.
Where is this duplex located?
The property is located at 8810 Crestview Dr Houston, TX.
What is the asking price?
The asking price for this property is $479,999.
What are key features of this property?
This property features: Two‑story duplex under construction; drive‑by viewing only; Each unit offers 3 bedrooms, 2.5 bathrooms, and approximately 1,300 square feet; Open‑concept interiors with luxury vinyl plank flooring throughout
