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    Modern Townhome with High Ceilings Title is generated by Realmo AI

    2513 Appian Way, Roman Forest, TX 77357

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    For Sale
    $494,900

    Modern duplex featuring high ceilings, open floor plan, and gourmet kitchen.

    Type:Multi Family
    Property size:
    3,380 SF
    Price / SF:
    $146/SF
    Added:
    Mar 23, 2026
    Days on Market:
    56
    Last Refresh:
    Apr 5 at 11:19 pm

    Property Features for 2513 Appian Way

    General Information

    Standard status
    Active
    Size
    3,380 SF
    Property subtype
    Multi Family

    Building Details

    Year Built
    2021

    We can help!

    Listing Contact
    Marc McAllister

    Listing agent Marc McAllister License #0558069

    Listing office Green Residential

    Listing date Mar 23, 2026

    Source Exitrealty

    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 Green Residential

    HighLights

    • Modern 3‑bedroom townhome with open‑concept floor plan and high ceilings.
    • Gourmet kitchen with quartz waterfall island and GE stainless steel appliances. Enjoy the convenience of soft‑close cabinets and a walk‑in pantry.
    • Primary bedroom with exceptionally high ceiling, 5ft walk‑in shower, dual vanities, and walk‑in closet.
    • Luxury vinyl plank flooring throughout the home.
    • Fenced backyard with patio and full yard sprinkler system.
    • Built in 2021.

    Overview

    This modern architecture townhome features two units, each with 3 bedrooms and 2.5 bathrooms. The first floor boasts a bright, open-concept floor plan with high ceilings and a gourmet-style kitchen. The kitchen includes a quartz waterfall island, GE stainless appliances (including a refrigerator), soft-close cabinets, and a walk-in pantry that overlooks the living room. A large utility room and half bath are located downstairs. All bedrooms feature high ceilings, with the primary bedroom having an exceptionally high ceiling. The primary bathroom includes a 5-foot walk-in shower, two separate vanities, and a walk-in closet. Luxury vinyl plank flooring is installed throughout. The fenced backyard includes a patio and a full yard sprinkler system. The property size is 3380 square feet.

    Financial Insights

    Value Estimation Calculated for Multifamily LT 5

    Conservative
    $418.8K
    NOI $37,696 @ 9.00% cap · cautious / downside scenario
    Moderate
    $538.5K
    NOI $37,696 @ 7.00% cap · market / base-case scenario
    Aggressive
    $753.9K
    NOI $37,696 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Multifamily LT 5

    Component $ $/SF
    Gross rent $57.6k $17.04
    − Vacancy −$3.7k −$1.11
    EGI $53.9k $15.93
    − OpEx −$16.2k −$4.78
    NOI $37.7k $11.15
    3,380 SF · lease $17.04/SF/yr · vacancy 6.50% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Multifamily LT 5
    $538.5K
    $471.2K – $628.3K (±1% cap)
    NOI $37,696 @ 7.0% cap · market cap 7.62%
    Second Best
    Apartment 5plus
    $507.3K
    $443.9K – $591.9K (±1% cap)
    NOI $35,514 @ 7.0% cap · market cap 7.18%
    Theoretical Best
    Specialty Retail
    $853.3K
    $746.6K – $995.5K (±1% cap)
    NOI $59,730 @ 7.0% cap · market cap 12.07%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Restaurant Building Supply Auto Repair Shop Auto Parts Store Kitchen & Bath Showroom Department Store Daycare Center Grocery & Convenience Store Food Market

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Roman Forest
    County
    Montgomery
    State
    Texas
    Longitude
    -95.15992
    Latitude
    30.178944

    FAQs

    What type of property is this?
    Duplex - Modern duplex featuring high ceilings, open floor plan, and gourmet kitchen.
    Where is this duplex located?
    The property is located at 2513 Appian Way Roman Forest, TX.
    What is the asking price?
    The asking price for this property is $494,900.
    What are key features of this property?
    This property features: Modern 3‑bedroom townhome with open‑concept floor plan and high ceilings.; Gourmet kitchen with **quartz waterfall island** and GE stainless steel appliances. Enjoy the convenience of soft‑close cabinets and a walk‑in pantry.; Primary bedroom with exceptionally high ceiling, **5ft walk‑in shower**, dual vanities, and walk‑in closet.
    (713) 395-9701
    We can help!
    Listing Contact
    Marc McAllister
    Real Estate License ID: 0558069
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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