Renovated Duplex with Two
For Sale
$260,000
2710 Brewster St, Houston, TX 77026
Two updated two-bedroom residences create a practical rental configuration near Downtown Houston.
Property Size966 SF
Days on Market10
Property Features for 2710 Brewster St
General Information
Standard status
Active
Size
966 SF
Property subtype
Investment
Lease Term
12 months
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Building Details
Building Size
966 SF
Year Built
1936
Stories
1
Listing Agency:
White Picket Realty LLC
Listed By:
Alan Hernandez
(832) 532-9229
Source:
Elliman
Added: Aug 26
Changed: Sep 3
Last Checked: Sep 1 at 8:07PM
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 White Picket Realty LLC
Investment Insights
Based on property information with market context.
This duplex contains two renovated residences, each arranged with 2 bedrooms and 1 bathroom. The property was originally built in 1936 and has since been rehabilitated, providing a ready residential layout for an owner or rental operator. Both units share the same two-bedroom, one-bath configuration, offering a straightforward approach to managing the property as a small multifamily asset.
Located at 2710 Brewster St in Houston, the property is minutes from Downtown Houston, Hardy Yards, Saint Arnold Brewing, the East End, and major highways. The surrounding area includes new construction and redevelopment. Walk Score is 41, BikeScore is 54, and Transit Score is 45, reflecting car-dependent access with some transit availability.
Located at 2710 Brewster St in Houston, the property is minutes from Downtown Houston, Hardy Yards, Saint Arnold Brewing, the East End, and major highways. The surrounding area includes new construction and redevelopment. Walk Score is 41, BikeScore is 54, and Transit Score is 45, reflecting car-dependent access with some transit availability.
Key Highlights
- Two residences, each with 2 bedrooms and 1 bathroom
- Renovated and rehabilitated duplex property
- Built in 1936
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
$12,652
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
4.87%
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%
$253,040
$253.0K
Cap Rate 7%
$180,743
$180.7K
Cap Rate 9%
$140,578
$140.6K
Market Conditions
NOI Build-Up for 966 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
$19.1K $19.80/SF
− Vacancy
−$1.1K −$1.09/SF
EGI
$18.1K $18.71/SF
− OpEx
−$5.4K −$5.61/SF
NOI
$12.7K $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%
$253,040
Cap Rate 7%
$180,743
Cap Rate 9%
$140,578
Alternative Uses
Best Use
Multifamily LT 5
$180.7K
$158.2K – $210.9K
NOI $12,652 @ 7.0% cap · market cap 4.87%
Second Best
Apartment 5plus
$156.3K
$136.8K – $182.4K
NOI $10,944 @ 7.0% cap · market cap 4.21%
Theoretical Best
Office A
$248.4K
$217.4K – $289.8K
NOI $17,388 @ 7.0% cap · market cap 6.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
414
Businesses Nearby
Explore this area
Business Placement
Demographics for 77026, TX
23,405
Population
9,580
Households
2.4
Avg Household Size
36
Median Age
9%
College-Educated
70%
High-School Grad
6.6 sq mi
ZIP Area
3,546
Density / Sq Mi
$34,835
Median Household Income
$29,339
Median Earnings
$962
Median Rent
$104,800
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two updated two-bedroom residences create a practical rental configuration near Downtown Houston.
Where is this duplex located?
The property is located at 2710 Brewster St Houston, TX.
What is the asking price?
The asking price for this property is $260,000.
What are key features of this property?
This property features: Two residences, each with 2 bedrooms and 1 bathroom; Renovated and rehabilitated duplex property; Built in 1936
