Architect-Designed Duplex With
New
For Sale
$1,850,000
2701 Beauchamp Street, Houston, TX 77009
Custom two-residence property offering a private courtyard, guest quarters, covered parking, and energy-conscious systems.
Property Size4,260 SF
Price / SF$434.27
Days on Market2
Property Features for 2701 Beauchamp Street
General Information
Standard status
Active
Size
4,260 SF
Total Parking Spaces
3
Property subtype
Multi-Family
Units
Unit Mix
1 x 2-3BR/2.5BA, 1 x 1BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$37,168
Amenities
private central courtyard
covered outdoor dining
balcony
EV charging
geothermal wells
rainwater cistern
library
Wood
Guest Quarters,Library,Living Room
1
Yes
4
3
Low-Emissivity Windows,Window Coverings
Washer Hookup,Electric Dryer Hookup
Builder
Balcony,Entrance Foyer,High Ceilings,Kitchen Island,Marble Counters,Pantry,Self-closing Cabinet Doors,Self-closing Drawers,Separate Shower,Walk-In Pantry,Window Treatments,Programmable Thermostat
Back Yard
Subdivision
No
Public
5290
0.1214
Appraiser
Additional Parking,Driveway,Electric Vehicle Charging Station(s),None,Porte-Cochere
Asphalt,Concrete
Covered Patio,Deck,Fence,Paved Driveway,Patio
Pillar/Post/Pier,Slab
4260
Building Details
Building Size
4,260 SF
Year Built
2020
Buildings
1
Stories
2
Listing Agency:
Compass RE Texas, LLC - The Heights
(281) 444-5140
Listed By:
Steve Caton
(713) 417-7227
Source:
Garygreene
Added: Sep 20
Last Checked: Sep 21 at 4:27AM
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 Compass RE Texas, LLC - The Heights
Investment Insights
Based on property information with market context.
Located at 2701 Beauchamp Street in Houston, this 4,260-SF duplex-style property combines a 3,357-SF primary residence with an independent 900-SF guest residence beneath one roof. The guest quarters include one bedroom, one bathroom, a full kitchen, and a private driveway. The main residence provides 2-3 bedrooms, 2.5 baths, a studio or den with half bath, library, expansive living and dining areas, and a kitchen with a 9-foot island and premium appliances.
A central courtyard organizes the design, with covered outdoor dining, a balcony, and three covered parking spaces. Additional features include white-oak millwork, exposed steel, cantilevered construction, low-emissivity windows, EV charging, seven 300-foot geothermal wells, and a 2,500-gallon rainwater cistern. The property was built in 2020 and received a 2023 Texas Society of Architects Design Award.
A central courtyard organizes the design, with covered outdoor dining, a balcony, and three covered parking spaces. Additional features include white-oak millwork, exposed steel, cantilevered construction, low-emissivity windows, EV charging, seven 300-foot geothermal wells, and a 2,500-gallon rainwater cistern. The property was built in 2020 and received a 2023 Texas Society of Architects Design Award.
Key Highlights
- 4,260‑SF property with a 3,357‑SF main residence and independent 900‑SF guest residence
- Guest residence includes 1 bedroom, 1 bathroom, full kitchen, and private driveway
- Private central courtyard with covered outdoor dining and balcony
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
$55,796
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
3.02%
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%
$1,115,920
$1.1M
Cap Rate 7%
$797,086
$797.1K
Cap Rate 9%
$619,956
$620.0K
Market Conditions
NOI Build-Up for 4,260 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
$84.3K $19.80/SF
− Vacancy
−$4.6K −$1.09/SF
EGI
$79.7K $18.71/SF
− OpEx
−$23.9K −$5.61/SF
NOI
$55.8K $13.10/SF
Area
Houston, TX
Vacancy
5.50%
Lease Rate
$19.80 /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%
$1,115,920
Cap Rate 7%
$797,086
Cap Rate 9%
$619,956
Alternative Uses
Best Use
Multifamily LT 5
$797.1K
$697.5K – $929.9K
NOI $55,796 @ 7.0% cap · market cap 3.02%
Second Best
Apartment 5plus
$689.5K
$603.3K – $804.4K
NOI $48,262 @ 7.0% cap · market cap 2.61%
Theoretical Best
Office A
$1.10M
$958.5K – $1.28M
NOI $76,680 @ 7.0% cap · market cap 4.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
888
Businesses Nearby
Explore this area
Business Placement
Demographics for 77009, TX
36,425
Population
17,890
Households
2
Avg Household Size
37
Median Age
39%
College-Educated
78%
High-School Grad
6.2 sq mi
ZIP Area
5,875
Density / Sq Mi
$81,921
Median Household Income
$49,446
Median Earnings
$1,229
Median Rent
$403,600
Median Home Value
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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 - Custom two-residence property offering a private courtyard, guest quarters, covered parking, and energy-conscious systems.
Where is this duplex located?
The property is located at 2701 Beauchamp Street Houston, TX.
What is the asking price?
The asking price for this property is $1,850,000.
What are key features of this property?
This property features: 4,260‑SF property with a 3,357‑SF main residence and independent 900‑SF guest residence; Guest residence includes 1 bedroom, 1 bathroom, full kitchen, and private driveway; Private central courtyard with covered outdoor dining and balcony
