Two-Story Duplex with
For Sale
$650,000
3332 Francis Street Unit A/B, Houston, TX 77004
New construction duplex with separate entries, contemporary interiors, and private outdoor areas for each residence.
Property Size3,694 SF
Days on Market9
Property Features for 3332 Francis Street Unit A/B
General Information
Standard status
Active
Size
3,694 SF
Property subtype
Multi Family,Duplex
Building Details
Building Size
3,694 SF
Year Built
2026
Listing Agency:
Illustrious Realty, LLC
Listed By:
Champhaine Davis
(713) 836-9545
Source:
Livingvoguerealestate
Added: Sep 2
Changed: Sep 4
Last Checked: Sep 10 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 Illustrious Realty, LLC
Investment Insights
Based on property information with market context.
This 2026-built duplex contains approximately 3,694 square feet across two stories, with two separate residences designed around privacy and modern functionality. Each unit has its own entrance, contemporary finishes, private outdoor space, and an attached one-car garage. The property is offered as a complete duplex, allowing an owner to occupy one residence while leasing the other, house extended family, or hold both units as a multifamily asset.
The property is located in Houston’s 77004 area, with access to Downtown, the Texas Medical Center, the University of Houston, TSU, and nearby dining and entertainment. Its two-unit configuration and separate garage accommodations provide a practical setup for residential occupancy or rental use.
The property is located in Houston’s 77004 area, with access to Downtown, the Texas Medical Center, the University of Houston, TSU, and nearby dining and entertainment. Its two-unit configuration and separate garage accommodations provide a practical setup for residential occupancy or rental use.
Key Highlights
- Approximately 3,694 square feet of total living space
- Two‑story duplex with two separate residences
- Attached one‑car garage for each residence
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
$48,383
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
7.44%
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%
$967,660
$967.7K
Cap Rate 7%
$691,186
$691.2K
Cap Rate 9%
$537,589
$537.6K
Market Conditions
NOI Build-Up for 3,694 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
$73.1K $19.80/SF
− Vacancy
−$4.0K −$1.09/SF
EGI
$69.1K $18.71/SF
− OpEx
−$20.7K −$5.61/SF
NOI
$48.4K $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%
$967,660
Cap Rate 7%
$691,186
Cap Rate 9%
$537,589
Alternative Uses
Best Use
Multifamily LT 5
$691.2K
$604.8K – $806.4K
NOI $48,383 @ 7.0% cap · market cap 7.44%
Second Best
Apartment 5plus
$597.9K
$523.1K – $697.5K
NOI $41,850 @ 7.0% cap · market cap 6.44%
Theoretical Best
Office A
$949.9K
$831.2K – $1.11M
NOI $66,492 @ 7.0% cap · market cap 10.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
944
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
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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 - New construction duplex with separate entries, contemporary interiors, and private outdoor areas for each residence.
Where is this duplex located?
The property is located at 3332 Francis Street Unit A/B Houston, TX.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Approximately 3,694 square feet of total living space; Two‑story duplex with two separate residences; Attached one‑car garage for each residence
