Four-Unit Quadplex with Driveway
For Sale
$275,000
4020 Sayers Street, Houston, TX 77026
Four residential units offer two-bedroom layouts, driveway parking, and access to major Houston transportation routes.
Property Size1,404 SF
Days on Market129
Property Features for 4020 Sayers Street
General Information
Standard status
Active
Size
1,404 SF
Property subtype
Multi Family,Quadruplex
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$3,966
Building Details
Building Size
1,404 SF
Year Built
1930
Tenancy
Multi
Listing Agency:
Keller Williams Realty Metropolitan
(713) 881-9654
Listed By:
Marta Peralta · License #0762008
(713) 881-9654
Source:
Nanproperties
Added: Apr 1
Changed: Aug 3
Last Checked: Aug 6 at 3:41AM
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.
Built in 1930, this quadplex contains four residential units, each configured with two bedrooms and one bathroom. Three of the four units are currently rented, while driveway parking serves residents and guests. The property’s unit layout supports both an owner-occupant arrangement and continued rental use, as described in the available property information.
Located at 4020 Sayers Street in Houston, the property provides access to I-610, I-10, and U.S. 59/I-69. Downtown Houston, dining, shopping, entertainment, parks, schools, and grocery stores are identified as nearby area amenities. The property is situated in Houston’s Northside neighborhood.
Located at 4020 Sayers Street in Houston, the property provides access to I-610, I-10, and U.S. 59/I-69. Downtown Houston, dining, shopping, entertainment, parks, schools, and grocery stores are identified as nearby area amenities. The property is situated in Houston’s Northside neighborhood.
Key Highlights
- Four‑unit quadplex with two bedrooms and one bathroom in each unit
- Three of the four units are currently rented
- Driveway parking available for residents and guests
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
$18,389
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
6.69%
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%
$367,780
$367.8K
Cap Rate 7%
$262,700
$262.7K
Cap Rate 9%
$204,322
$204.3K
Market Conditions
NOI Build-Up for 1,404 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
$27.8K $19.80/SF
− Vacancy
−$1.5K −$1.09/SF
EGI
$26.3K $18.71/SF
− OpEx
−$7.9K −$5.61/SF
NOI
$18.4K $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%
$367,780
Cap Rate 7%
$262,700
Cap Rate 9%
$204,322
Alternative Uses
Best Use
Multifamily LT 5
$262.7K
$229.9K – $306.5K
NOI $18,389 @ 7.0% cap · market cap 6.69%
Second Best
Apartment 5plus
$227.2K
$198.8K – $265.1K
NOI $15,906 @ 7.0% cap · market cap 5.78%
Theoretical Best
Office A
$361.0K
$315.9K – $421.2K
NOI $25,272 @ 7.0% cap · market cap 9.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
311
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?
Quadplex - Four residential units offer two-bedroom layouts, driveway parking, and access to major Houston transportation routes.
Where is this quadplex located?
The property is located at 4020 Sayers Street Houston, TX.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Four‑unit quadplex with two bedrooms and one bathroom in each unit; Three of the four units are currently rented; Driveway parking available for residents and guests
