Detached Duplex with Fenced
For Sale
$259,900
3900 Tuam St, Houston, TX 77004
Two separate single-story homes provide flexible residential income use with private outdoor areas and driveway parking.
Property Size770 SF
Price / SF$337.53
Days on Market22
Property Features for 3900 Tuam St
General Information
Standard status
Active
Size
770 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Amenities
covered entries
driveway parking
fenced yard areas
Building Details
Year Built
1958
Buildings
2
Stories
1
Construction
brick
Listing Agency:
Keller Williams Signature
(281) 944-8173
Listed By:
Michael Flores · License #0627210
Source:
Thebandpteam
Added: Aug 12
Changed: Aug 28
Last Checked: Aug 30 at 8:50PM
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 Signature
Investment Insights
Based on property information with market context.
Built in 1958, this duplex consists of two detached, single-level residences positioned side by side on one shared lot. Each home includes an open living and dining arrangement, wood-look flooring, neutral paint, and ample natural light. The kitchens provide cabinet storage and dedicated dining areas, while the bedrooms connect to full bathrooms with tub-and-shower combinations.
Both residences feature brick exteriors, covered front entries, driveway parking, fenced yard areas, and side access. The property is tenant occupied under month-to-month agreements. Its location at 3900 Tuam St in Houston places the homes near neighborhood amenities, shopping, dining, and major roadways.
Both residences feature brick exteriors, covered front entries, driveway parking, fenced yard areas, and side access. The property is tenant occupied under month-to-month agreements. Its location at 3900 Tuam St in Houston places the homes near neighborhood amenities, shopping, dining, and major roadways.
Key Highlights
- Two detached single‑story residences on one shared lot
- Tenant occupied with month‑to‑month agreements
- Built in 1958
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
$10,085
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
3.88%
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%
$201,700
$201.7K
Cap Rate 7%
$144,071
$144.1K
Cap Rate 9%
$112,056
$112.1K
Market Conditions
NOI Build-Up for 770 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
$15.2K $19.80/SF
− Vacancy
−$839 −$1.09/SF
EGI
$14.4K $18.71/SF
− OpEx
−$4.3K −$5.61/SF
NOI
$10.1K $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%
$201,700
Cap Rate 7%
$144,071
Cap Rate 9%
$112,056
Alternative Uses
Best Use
Multifamily LT 5
$144.1K
$126.1K – $168.1K
NOI $10,085 @ 7.0% cap · market cap 3.88%
Second Best
Apartment 5plus
$124.6K
$109.0K – $145.4K
NOI $8,723 @ 7.0% cap · market cap 3.36%
Theoretical Best
Office A
$198.0K
$173.3K – $231.0K
NOI $13,860 @ 7.0% cap · market cap 5.33%
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
801
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 - Two separate single-story homes provide flexible residential income use with private outdoor areas and driveway parking.
Where is this duplex located?
The property is located at 3900 Tuam St Houston, TX.
What is the asking price?
The asking price for this property is $259,900.
What are key features of this property?
This property features: Two detached single‑story residences on one shared lot; Tenant occupied with month‑to‑month agreements; Built in 1958
