Corner Lot Duplex with Mother-in-Law
For Sale
$619,000
22855 E Martin Drive, Porter, TX 77365
Separate mother-in-law suite plus a park model RV home on a corner lot with commercial options.
Property Size2,568 SF
Lot Size1.30 Acres
Price / SF$241.04
Days on Market56
Property Features for 22855 E Martin Drive
General Information
Standard status
Active
Size
2,568 SF
Lot size
1.30 Acres
Property subtype
Income
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Additional Details
Land Use
residential, commercial
Taxes and HOA fees
Annual Taxes
$4,733
Amenities
mother-in-law suite
fireplace
park model RV home
security light
Yes
2
3
Owner
Corner Lot
57064
Appraiser
2568
Building Details
Building Size
2,568 SF
Year Built
1961
Stories
1
Listing Agency:
Oro Realty
(281) 486-1900
Listed By:
Minerva Hill
(832) 367-6596
Source:
Garygreene
Added: Jul 21
Changed: Sep 13
Last Checked: Sep 13 at 6:04AM
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 Oro Realty
Investment Insights
Based on property information with market context.
This duplex-style corner lot property includes a main home and a separate mother-in-law suite. The main home features three bedrooms and two baths and includes a fireplace. The mother-in-law suite offers one bedroom and one bath. The property is built for flexibility on a combined 1.3-acre lot, including a .65-acre open area.
An electric pole with a security light is already on the property. In addition, there is a PARK MODEL RV HOME that can provide extra rental options.
The property is listed as having the ability for commercial buildings, expanding potential uses beyond the existing homes. Built in 1961, the setup combines residential space, a separate living suite, and additional land area at 22855 E Martin Drive in Porter, TX 77365.
An electric pole with a security light is already on the property. In addition, there is a PARK MODEL RV HOME that can provide extra rental options.
The property is listed as having the ability for commercial buildings, expanding potential uses beyond the existing homes. Built in 1961, the setup combines residential space, a separate living suite, and additional land area at 22855 E Martin Drive in Porter, TX 77365.
Key Highlights
- 1.3‑acre corner lot total with a .65‑acre open area
- Main home: 3‑bedroom, 2‑bath with a fireplace
- Separate mother‑in‑law suite: 1‑bedroom, 1‑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
$28,640
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
4.63%
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%
$572,800
$572.8K
Cap Rate 7%
$409,143
$409.1K
Cap Rate 9%
$318,222
$318.2K
Market Conditions
NOI Build-Up for 2,568 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
$43.8K $17.04/SF
− Vacancy
−$2.8K −$1.11/SF
EGI
$40.9K $15.93/SF
− OpEx
−$12.3K −$4.78/SF
NOI
$28.6K $11.15/SF
Area
Montgomery County, TX
Vacancy
6.50%
Lease Rate
$17.04 /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%
$572,800
Cap Rate 7%
$409,143
Cap Rate 9%
$318,222
Alternative Uses
Best Use
Multifamily LT 5
$409.1K
$358.0K – $477.3K
NOI $28,640 @ 7.0% cap · market cap 4.63%
Second Best
Apartment 5plus
$385.5K
$337.3K – $449.7K
NOI $26,982 @ 7.0% cap · market cap 4.36%
Theoretical Best
Specialty Retail
$648.3K
$567.3K – $756.4K
NOI $45,381 @ 7.0% cap · market cap 7.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
174
Businesses Nearby
Explore this area
Business Placement
Demographics for 77365, TX
42,086
Population
15,442
Households
2.7
Avg Household Size
34
Median Age
24%
College-Educated
82%
High-School Grad
41.4 sq mi
ZIP Area
1,017
Density / Sq Mi
$96,093
Median Household Income
$50,248
Median Earnings
$1,381
Median Rent
$261,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Separate mother-in-law suite plus a park model RV home on a corner lot with commercial options.
Where is this duplex located?
The property is located at 22855 E Martin Drive Porter, TX.
What is the asking price?
The asking price for this property is $619,000.
What are key features of this property?
This property features: 1.3‑acre corner lot total with a .65‑acre open area; Main home: 3‑bedroom, 2‑bath with a fireplace; Separate mother‑in‑law suite: 1‑bedroom, 1‑bath
