Single-Story Duplex
For Sale
$200,000
13909 Plantation Valley Drive, Houston, TX 77083
Right-side residence offers two bedrooms, a Hollywood-style bath, and a private backyard with mature trees.
Property Size1,112 SF
Price / SF$179.86
Days on Market36
Property Features for 13909 Plantation Valley Drive
General Information
Standard status
Active
Size
1,112 SF
Property subtype
Multi-Family
Taxes and HOA fees
Annual Taxes
$2,910
Amenities
Plank,Tile,Vinyl
Breakfast Room/Nook,Living Room,Utility Room
Yes
1
2
Appraiser
Wood Burning
Granite Counters,Hollywood Bath,Pantry,Tub Shower
Subdivision
No
Public
6078
0.1395
Slab
1112
Building Details
Building Size
1,112 SF
Year Built
1983
Stories
1
Listing Agency:
JLA Realty
(713) 461-6800
Listed By:
Ann Cowper
(713) 412-2558
Source:
Garygreene
Added: Jul 29
Changed: Sep 2
Last Checked: Sep 1 at 4:38PM
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 JLA Realty
Investment Insights
Based on property information with market context.
The right-side residence in this single-story duplex provides 1,112 square feet of living area with two bedrooms and one bathroom. Vaulted ceilings, fresh interior paint, and updated vinyl plank flooring contribute to the bright interior. The living room includes a wood-burning brick fireplace and connects with the dining area and galley kitchen, which features white cabinetry, granite counters, and a pantry. A hallway utility area adds functional household space.
The residence includes a private backyard with mature trees, offering outdoor space for relaxation, pets, or gatherings. Additional features include paid-off solar panels, a slab foundation, and a 6,078-square-foot lot. Built in 1983, the property presents a single-story residential income configuration with potential appeal for an owner-occupant or investor.
The residence includes a private backyard with mature trees, offering outdoor space for relaxation, pets, or gatherings. Additional features include paid-off solar panels, a slab foundation, and a 6,078-square-foot lot. Built in 1983, the property presents a single-story residential income configuration with potential appeal for an owner-occupant or investor.
Key Highlights
- 1,112 SF single‑story duplex residence
- Two bedrooms and one bathroom with Hollywood‑style bath
- Vaulted ceilings, fresh paint, and updated vinyl plank flooring
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
$10,420
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
5.21%
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%
$208,400
$208.4K
Cap Rate 7%
$148,857
$148.9K
Cap Rate 9%
$115,778
$115.8K
Market Conditions
NOI Build-Up for 1,112 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
$20.4K $18.36/SF
− Vacancy
−$1.5K −$1.32/SF
EGI
$18.9K $17.04/SF
− OpEx
−$8.5K −$7.67/SF
NOI
$10.4K $9.37/SF
Area
ZIP 77083
Vacancy
7.20%
Lease Rate
$18.36 /SF/Yr
Expense Ratio
45.00%
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%
$208,400
Cap Rate 7%
$148,857
Cap Rate 9%
$115,778
Alternative Uses
Best Use
Apartment 5plus
$148.9K
$130.3K – $173.7K
NOI $10,420 @ 7.0% cap · market cap 5.21%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$285.9K
$250.2K – $333.6K
NOI $20,016 @ 7.0% cap · market cap 10.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
478
Businesses Nearby
Explore this area
Business Placement
Demographics for 77083, TX
73,763
Population
23,872
Households
3.1
Avg Household Size
37
Median Age
25%
College-Educated
79%
High-School Grad
10.4 sq mi
ZIP Area
7,093
Density / Sq Mi
$65,349
Median Household Income
$31,352
Median Earnings
$1,375
Median Rent
$223,100
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Right-side residence offers two bedrooms, a Hollywood-style bath, and a private backyard with mature trees.
Where is this residential income property located?
The property is located at 13909 Plantation Valley Drive Houston, TX.
What is the asking price?
The asking price for this property is $200,000.
What are key features of this property?
This property features: 1,112 SF single‑story duplex residence; Two bedrooms and one bathroom with Hollywood‑style bath; Vaulted ceilings, fresh paint, and updated vinyl plank flooring
