Renovated Apartment
For Sale
$1,200,000
16-4831 Sycamore Ave, Pasadena, TX 77503
Updated multifamily property with modernized interiors and durable metal roofing.
Property Size9,470 SF
Price / SF$126.72
Days on Market427
Property Features for 16-4831 Sycamore Ave
General Information
Standard status
Active
Size
9,470 SF
Property subtype
Residential Income
Additional Details
Multifamily Units
17
Taxes and HOA fees
Annual Taxes
$16,557
Building Details
Year Built
1963
Year Renovated
2023
Listing Agency:
eXp Realty LLC
(361) 648-7925
Listed By:
Sheila Montilla Sequera
(361) 648-7925
Source:
Exprealty
Added: Jun 24, 2025
Changed: Aug 21
Last Checked: Aug 23 at 6:57AM
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 eXp Realty LLC
Investment Insights
Based on property information with market context.
Sycamore Flats is a 17-unit apartment property totaling 9,470 square feet. Originally built in 1963, the asset received an extensive renovation during 2022–23, including refreshed interiors and durable metal roofing. The improvements present a substantially updated physical offering compared with the building’s original construction.
The property is located at 16-4831 Sycamore Ave in Pasadena, Texas, approximately 20 miles southeast of downtown Houston. Its setting provides access to major employment centers, highways, and airports. The combination of unit count, recent renovation work, and updated building components defines the property’s current configuration.
The property is located at 16-4831 Sycamore Ave in Pasadena, Texas, approximately 20 miles southeast of downtown Houston. Its setting provides access to major employment centers, highways, and airports. The combination of unit count, recent renovation work, and updated building components defines the property’s current configuration.
Key Highlights
- 17‑unit apartment property totaling 9,470 square feet
- Extensive renovation completed during 2022–23
- Modernized interiors throughout the property
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
$96,941
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
8.08%
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%
$1,938,820
$1.9M
Cap Rate 7%
$1,384,871
$1.4M
Cap Rate 9%
$1,077,122
$1.1M
Market Conditions
NOI Build-Up for 9,470 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
$187.5K $19.80/SF
− Vacancy
−$11.3K −$1.19/SF
EGI
$176.3K $18.61/SF
− OpEx
−$79.3K −$8.38/SF
NOI
$96.9K $10.24/SF
Area
Pasadena, TX
Vacancy
6.00%
Lease Rate
$19.80 /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%
$1,938,820
Cap Rate 7%
$1,384,871
Cap Rate 9%
$1,077,122
Alternative Uses
Best Use
Apartment 5plus
$1.38M
$1.21M – $1.62M
NOI $96,941 @ 7.0% cap · market cap 8.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.13M
$2.73M – $3.65M
NOI $218,766 @ 7.0% cap · market cap 18.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
17
Residential units
Location Intelligence
Trade Area within ½ mile
593
Businesses Nearby
Explore this area
Business Placement
Demographics for 77503, TX
24,956
Population
8,980
Households
2.8
Avg Household Size
33
Median Age
10%
College-Educated
70%
High-School Grad
6.3 sq mi
ZIP Area
3,961
Density / Sq Mi
$64,977
Median Household Income
$37,015
Median Earnings
$1,211
Median Rent
$165,300
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?
Apartment building - Updated multifamily property with modernized interiors and durable metal roofing.
Where is this apartment building located?
The property is located at 16-4831 Sycamore Ave Pasadena, TX.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 17‑unit apartment property totaling 9,470 square feet; Extensive renovation completed during 2022–23; Modernized interiors throughout the property
