New-Build Duplex with Gated
New
For Sale
$624,990
3020 Retta Street, Houston, TX 77026
Two residences offer upgraded finishes, smart security features, and spacious primary suites.
Property Size3,680 SF
Price / SF$169.83
Days on Market2
Property Features for 3020 Retta Street
General Information
Standard status
Active
Size
3,680 SF
Property subtype
Multi-Family
Additional Details
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,000
Amenities
wood-look tile flooring
quartz countertops
stainless steel appliances
soft-close cabinetry
dual walk-in closets
double vanities
oversized glass-enclosed showers
freestanding soaking tubs
smart home and security features
private gated outdoor spaces
Tile
Yes
2
3
Washer Hookup,Dryer Hookup
Builder
Quartz Counters
Cleared
5000
Two
Survey
3680
Building Details
Building Size
3,680 SF
Year Built
2025
Stories
2
Listing Agency:
Southern Luxury Properties
(713) 461-6800
Listed By:
Shannon Lester · License #0598128
(713) 858-6671
Source:
Garygreene
Added: Sep 5
Last Checked: Sep 5 at 3:15PM
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 Southern Luxury Properties
Investment Insights
Based on property information with market context.
Built in 2025, this 3,680-square-foot duplex contains two residences designed with contemporary finishes and private gated outdoor areas. Interior details include wood-look tile flooring, quartz countertops, stainless steel appliances, and soft-close cabinetry. Each primary suite includes dual walk-in closets, double vanities, oversized glass-enclosed showers, and freestanding soaking tubs. Washer and dryer hookups are provided.
Smart-home and security features include surveillance cameras and Ring doorbell technology. The property is near Downtown Houston with access to major highways and proximity to the Heights and EaDo. Its two-residence configuration supports both owner-occupant and investment use, as stated in the property information.
Smart-home and security features include surveillance cameras and Ring doorbell technology. The property is near Downtown Houston with access to major highways and proximity to the Heights and EaDo. Its two-residence configuration supports both owner-occupant and investment use, as stated in the property information.
Key Highlights
- 2025‑built duplex with 3,680 SF
- Two residences with private gated outdoor spaces
- Quartz countertops, stainless steel appliances, and soft‑close cabinetry
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
$48,200
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
7.71%
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%
$964,000
$964.0K
Cap Rate 7%
$688,571
$688.6K
Cap Rate 9%
$535,556
$535.6K
Market Conditions
NOI Build-Up for 3,680 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
$72.9K $19.80/SF
− Vacancy
−$4.0K −$1.09/SF
EGI
$68.9K $18.71/SF
− OpEx
−$20.7K −$5.61/SF
NOI
$48.2K $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%
$964,000
Cap Rate 7%
$688,571
Cap Rate 9%
$535,556
Alternative Uses
Best Use
Multifamily LT 5
$688.6K
$602.5K – $803.3K
NOI $48,200 @ 7.0% cap · market cap 7.71%
Second Best
Apartment 5plus
$595.6K
$521.1K – $694.9K
NOI $41,691 @ 7.0% cap · market cap 6.67%
Theoretical Best
Office A
$946.3K
$828.0K – $1.10M
NOI $66,240 @ 7.0% cap · market cap 10.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
461
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 - Two residences offer upgraded finishes, smart security features, and spacious primary suites.
Where is this duplex located?
The property is located at 3020 Retta Street Houston, TX.
What is the asking price?
The asking price for this property is $624,990.
What are key features of this property?
This property features: 2025‑built duplex with 3,680 SF; Two residences with private gated outdoor spaces; Quartz countertops, stainless steel appliances, and soft‑close cabinetry
