Spacious Duplex Near
For Sale
$425,000
3102 Isabella St, Houston, TX 77004
Investment opportunity near Texas Southern and Houston Universities.
Property Size2,563 SF
Lot Size0.11 Acres
Days on Market269
Property Features for 3102 Isabella St
General Information
Standard status
Active
Size
2,563 SF
Lot size
0.11 Acres
Property subtype
Investment
Lease Term
12 months
Taxes and HOA fees
Annual Taxes
$9,763
Building Details
Building Size
2,563 SF
Year Built
1945
Stories
2
Units
1
Listing Agency:
KELLER WILLIAMS REALTY METROPOLITAN
(713) 478-1007
Listed By:
Yvonne Bonner-Holley · License #0489583
(713) 478-1007
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 22
Last Checked: Aug 24 at 7:36AM
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 KELLER WILLIAMS REALTY METROPOLITAN
Investment Insights
Based on property information with market context.
This well-maintained duplex is located in Houston's University Area, within walking distance of both Texas Southern University and the University of Houston. The property features two separate units, each offering generous living space. It is suited for student housing, multi-generational living, or rental income. The property sits on a 5000 sf lot in the heart of 77004, surrounded by new development and just minutes from Downtown Houston, the Medical Center, Midtown, and major freeways. Residents have convenient access to campus, parks, dining, and neighborhood amenities. Investors can benefit from rental potential and long-term appreciation due to the strong demand for housing in this location.
Key Highlights
- Prime location in Houston's University Area, walking distance to Texas Southern University and the University of Houston.
- Duplex property with two separate units, ideal for rental income, student housing, or multi‑generational living.
- Strong rental demand in the area, offering immediate rental potential and long‑term appreciation.
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
$33,569
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
7.90%
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%
$671,380
$671.4K
Cap Rate 7%
$479,557
$479.6K
Cap Rate 9%
$372,989
$373.0K
Market Conditions
NOI Build-Up for 2,563 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
$50.7K $19.80/SF
− Vacancy
−$2.8K −$1.09/SF
EGI
$48.0K $18.71/SF
− OpEx
−$14.4K −$5.61/SF
NOI
$33.6K $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%
$671,380
Cap Rate 7%
$479,557
Cap Rate 9%
$372,989
Alternative Uses
Best Use
Multifamily LT 5
$479.6K
$419.6K – $559.5K
NOI $33,569 @ 7.0% cap · market cap 7.90%
Second Best
Apartment 5plus
$414.8K
$363.0K – $484.0K
NOI $29,037 @ 7.0% cap · market cap 6.83%
Theoretical Best
Office A
$659.1K
$576.7K – $768.9K
NOI $46,134 @ 7.0% cap · market cap 10.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,188
Businesses Nearby
Explore this area
Business Placement
Demographics for 77004, TX
37,005
Population
18,321
Households
2
Avg Household Size
31
Median Age
57%
College-Educated
96%
High-School Grad
5.2 sq mi
ZIP Area
7,116
Density / Sq Mi
$65,901
Median Household Income
$55,909
Median Earnings
$1,320
Median Rent
$384,100
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 - Investment opportunity near Texas Southern and Houston Universities.
Where is this duplex located?
The property is located at 3102 Isabella St Houston, TX.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Prime location in Houston's University Area, walking distance to Texas Southern University and the University of Houston.; Duplex property with two separate units, ideal for rental income, student housing, or multi‑generational living.; Strong rental demand in the area, offering immediate rental potential and long‑term appreciation.
