Four-Unit Residential Income
For Sale
$490,000
4-521 Ferguson St, Humble, TX 77338
Each residence offers two bedrooms, one-and-a-half baths, and a practical living layout.
Property Size4,144 SF
Price / SF$118.24
Days on Market11
Property Features for 4-521 Ferguson St
General Information
Standard status
Active
Size
4,144 SF
Property subtype
Residential Income
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$7,625
Listing Agency:
Luxury Home Advisors
(832) 265-7791
Listed By:
Michael Joseph
(832) 265-7791
Source:
Exprealty
Added: Aug 6
Changed: Aug 16
Last Checked: Aug 16 at 5:26AM
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 Luxury Home Advisors
Investment Insights
Based on property information with market context.
This 4,144-square-foot quadplex contains four residential units, with each residence arranged across a functional two-level floor plan. The main level includes a covered front entry, living room, dining area, kitchen, and interior utility room. Both bedrooms and a full bathroom are located upstairs, creating a clear separation between shared and private spaces.
The property is situated in the Matthews Subdivision of Humble, Texas. Each unit provides two bedrooms and one-and-a-half bathrooms, offering a consistent configuration throughout the building. The combination of four residences and dedicated living, dining, kitchen, and utility areas defines the property’s layout.
The property is situated in the Matthews Subdivision of Humble, Texas. Each unit provides two bedrooms and one-and-a-half bathrooms, offering a consistent configuration throughout the building. The combination of four residences and dedicated living, dining, kitchen, and utility areas defines the property’s layout.
Key Highlights
- 4,144 SF quadplex with four residential units
- Each unit includes 2 bedrooms and 1.5 bathrooms
- Two‑level layout places both bedrooms and a full bathroom upstairs
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
$31,666
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
6.46%
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%
$633,320
$633.3K
Cap Rate 7%
$452,371
$452.4K
Cap Rate 9%
$351,844
$351.8K
Market Conditions
NOI Build-Up for 4,144 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
$49.7K $12.00/SF
− Vacancy
−$4.5K −$1.08/SF
EGI
$45.2K $10.92/SF
− OpEx
−$13.6K −$3.27/SF
NOI
$31.7K $7.64/SF
Area
Harris County, TX
Vacancy
9.03%
Lease Rate
$12.00 /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%
$633,320
Cap Rate 7%
$452,371
Cap Rate 9%
$351,844
Alternative Uses
Best Use
Multifamily LT 5
$452.4K
$395.8K – $527.8K
NOI $31,666 @ 7.0% cap · market cap 6.46%
Second Best
Apartment 5plus
$392.5K
$343.4K – $457.9K
NOI $27,475 @ 7.0% cap · market cap 5.61%
Theoretical Best
Office A
$1.13M
$990.1K – $1.32M
NOI $79,207 @ 7.0% cap · market cap 16.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
886
Businesses Nearby
Explore this area
Business Placement
Demographics for 77338, TX
45,031
Population
17,667
Households
2.5
Avg Household Size
33
Median Age
20%
College-Educated
87%
High-School Grad
26.0 sq mi
ZIP Area
1,732
Density / Sq Mi
$68,808
Median Household Income
$38,528
Median Earnings
$1,354
Median Rent
$222,900
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?
Quadplex - Each residence offers two bedrooms, one-and-a-half baths, and a practical living layout.
Where is this quadplex located?
The property is located at 4-521 Ferguson St Humble, TX.
What is the asking price?
The asking price for this property is $490,000.
What are key features of this property?
This property features: 4,144 SF quadplex with four residential units; Each unit includes 2 bedrooms and 1.5 bathrooms; Two‑level layout places both bedrooms and a full bathroom upstairs
