Rebuilt Multifamily
For Sale
$245,000
16831 Libson Falls Drive, Houston, TX 77095
Reconstruction replaced major building systems and added energy-conscious features.
Property Size1,562 SF
Price / SF$156.85
Days on Market62
Property Features for 16831 Libson Falls Drive
General Information
Standard status
Active
Size
1,562 SF
Property subtype
Multi-Family
Taxes and HOA fees
Annual Taxes
$4,729
Amenities
gas kitchen
high ceilings
EV charging
USB outlets
recessed lighting
ceiling fans
energy-efficient windows
built-in closet lighting
primary closet A/C vent
Laminate,Tile
Breakfast Room/Nook,Dining Room,Entry/Foyer,Living Room,Utility Room,Half Bath
1
Yes
3
Low-Emissivity Windows
Washer Hookup,Electric Dryer Hookup,Gas Dryer Hookup
Appraiser
Entrance Foyer,High Ceilings,Kitchen/Family Room Combo,Bath in Primary Bedroom,Pantry,Self-closing Cabinet Doors,Self-closing Drawers,Tub Shower,Ceiling Fan(s),Programmable Thermostat
Back Yard
Subdivision,Pond on Lot
No
Public
3259
0.0748
Detached,Electric Vehicle Charging Station(s),Garage,Garage Door Opener
Fully Fenced,Fence,Private Yard,Tennis Court(s)
Slab
1562
Building Details
Building Size
1,562 SF
Year Built
2006
Year Renovated
2020
Stories
2
Listing Agency:
1st Texas Realty Services
(281) 486-1900
Listed By:
Michelle Coppock
(832) 293-8003
Source:
Garygreene
Added: Jul 3
Changed: Sep 2
Last Checked: Sep 1 at 4:30PM
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 1st Texas Realty Services
Investment Insights
Based on property information with market context.
This multifamily property at 16831 Libson Falls Drive in Houston was comprehensively rebuilt in 2020, while the original structure dates to 2006. The 1,562-square-foot home includes a gas-equipped kitchen, high ceilings, recessed lighting, ceiling fans in every bedroom, and built-in closet lighting. Its primary closet has a dedicated A/C vent, and the home includes a pantry, utility room, dining area, living room, and half bath.
The reconstruction addressed the roof, HVAC, electrical, plumbing, windows, and other major components. Additional features include PEX plumbing, low-emissivity double-pane windows, USB outlets, programmable temperature control, and EV charging capability. Exterior improvements include a fenced private yard, garage, garage door opener, slab foundation, and access to a tennis court and pond within the subdivision.
The reconstruction addressed the roof, HVAC, electrical, plumbing, windows, and other major components. Additional features include PEX plumbing, low-emissivity double-pane windows, USB outlets, programmable temperature control, and EV charging capability. Exterior improvements include a fenced private yard, garage, garage door opener, slab foundation, and access to a tennis court and pond within the subdivision.
Key Highlights
- Comprehensively rebuilt in 2020 with replacement roof, HVAC, electrical, plumbing, windows, and other major components
- 1,562‑square‑foot multifamily property at 16831 Libson Falls Drive, Houston, TX 77095
- Gas kitchen with pantry, high ceilings, dining area, living room, utility room, and half bath
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
$17,640
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
7.20%
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%
$352,800
$352.8K
Cap Rate 7%
$252,000
$252.0K
Cap Rate 9%
$196,000
$196.0K
Market Conditions
NOI Build-Up for 1,562 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
$34.3K $21.96/SF
− Vacancy
−$2.2K −$1.43/SF
EGI
$32.1K $20.53/SF
− OpEx
−$14.4K −$9.24/SF
NOI
$17.6K $11.29/SF
Area
ZIP 77095
Vacancy
6.50%
Lease Rate
$21.96 /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%
$352,800
Cap Rate 7%
$252,000
Cap Rate 9%
$196,000
Alternative Uses
Best Use
Apartment 5plus
$252.0K
$220.5K – $294.0K
NOI $17,640 @ 7.0% cap · market cap 7.20%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$401.7K
$351.5K – $468.6K
NOI $28,116 @ 7.0% cap · market cap 11.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
134
Businesses Nearby
Explore this area
Business Placement
Demographics for 77095, TX
71,206
Population
26,429
Households
2.7
Avg Household Size
37
Median Age
42%
College-Educated
93%
High-School Grad
14.7 sq mi
ZIP Area
4,844
Density / Sq Mi
$95,657
Median Household Income
$49,466
Median Earnings
$1,638
Median Rent
$288,500
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?
Multifamily property - Reconstruction replaced major building systems and added energy-conscious features.
Where is this multifamily property located?
The property is located at 16831 Libson Falls Drive Houston, TX.
What is the asking price?
The asking price for this property is $245,000.
What are key features of this property?
This property features: Comprehensively rebuilt in 2020 with replacement roof, HVAC, electrical, plumbing, windows, and other major components; 1,562‑square‑foot multifamily property at 16831 Libson Falls Drive, Houston, TX 77095; Gas kitchen with pantry, high ceilings, dining area, living room, utility room, and half bath
