Remodeled Two-Unit
For Sale
$260,000
2712 Brewster Street, Houston, TX 77026
Rehabilitated residential property with one occupied residence and one unit currently available for lease.
Property Size966 SF
Days on Market10
Property Features for 2712 Brewster Street
General Information
Standard status
Active
Size
966 SF
Property subtype
Multi Family,Duplex
Building Details
Building Size
966 SF
Year Built
1936
Listing Agency:
White Picket Realty LLC
Listed By:
Alan Hernandez
(832) 532-9229
Source:
Mpowerrealtygroup
Added: Aug 25
Changed: Aug 30
Last Checked: Aug 31 at 9:37PM
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.
Located at 2712 Brewster Street in Houston, this duplex contains two separate 2-bedroom, 1-bath residences. The property has undergone rehabilitation, with one home currently available for lease and the other occupied by a tenant. The layout provides a straightforward two-unit residential income configuration for an owner or investor.
Built in 1936, the property is near Downtown Houston, Hardy Yards, Saint Arnold Brewing, the East End, and major highways. The surrounding area includes new construction and redevelopment activity. Both residences offer the same two-bedroom, one-bath configuration, creating a consistent unit profile across the property.
Built in 1936, the property is near Downtown Houston, Hardy Yards, Saint Arnold Brewing, the East End, and major highways. The surrounding area includes new construction and redevelopment activity. Both residences offer the same two-bedroom, one-bath configuration, creating a consistent unit profile across the property.
Key Highlights
- Two separate 2‑bedroom, 1‑bath residences
- One residence currently available for lease
- Second residence is tenant occupied
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
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
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Frequently Asked Questions
What type of property is this?
Duplex - Rehabilitated residential property with one occupied residence and one unit currently available for lease.
Where is this duplex located?
The property is located at 2712 Brewster Street 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 separate 2‑bedroom, 1‑bath residences; One residence currently available for lease; Second residence is tenant occupied
