New Construction Duplex
For Sale
$490,000
4104 Falls st, Houston, TX 77026
Newly built duplex with 3 bedrooms and 3 full baths, designer finishes, and an attached two-car garage.
Property Size2,686 SF
Price / SF$182.43
Days on Market62
Property Features for 4104 Falls st
General Information
Standard status
Active
Size
2,686 SF
Property subtype
Multi-Family
Additional Details
Highway Access
Yes
Multifamily Units
2
Amenities
Marble,Vinyl,Hardwood
Yes
3
Window Coverings
Builder
Window Treatments
Cleared
5000
Survey
Garage
2686
Building Details
Building Size
2,686 SF
Year Built
2026
Stories
2
Listing Agency:
Meadows Property Group
(281) 450-4172
Listed By:
Bob Stevenson · License #0738474
(281) 450-4172
Source:
Garygreene
Added: Jul 3
Changed: Aug 31
Last Checked: Sep 1 at 3:59PM
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 Meadows Property Group
Investment Insights
Based on property information with market context.
This newly constructed duplex features 3 bedrooms and 3 full bathrooms, with designer finishes throughout. The interior includes soaring ceilings, expansive windows, and luxury vinyl plank flooring. The kitchen is chef-inspired with quartz countertops, custom cabinetry, stainless steel appliances, a large island, and designer lighting. The modern exterior is defined by bold architectural lines and a sleek black-and-white façade, and each home includes an attached two-car garage.
The property is located about 9 minutes from Downtown Houston, offering convenient access to major freeways and a variety of dining and entertainment options. The remarks also note proximity to the Medical Center and EaDo. Transit and mobility metrics provided with the listing indicate Somewhat Bikeable conditions with a BikeScore of 43, Car-Dependent with a WalkScore of 49, and moderate transit access with a TransitScore of 43.
For buyers seeking a duplex designed for comfortable daily living, the layout provides three bedrooms and three full bathrooms alongside a modern, amenity-forward kitchen and an attached garage. For investors, the duplex configuration supports an income-oriented residential strategy while still delivering contemporary features and finishes that may appeal to a wide range of tenants.
The property is located about 9 minutes from Downtown Houston, offering convenient access to major freeways and a variety of dining and entertainment options. The remarks also note proximity to the Medical Center and EaDo. Transit and mobility metrics provided with the listing indicate Somewhat Bikeable conditions with a BikeScore of 43, Car-Dependent with a WalkScore of 49, and moderate transit access with a TransitScore of 43.
For buyers seeking a duplex designed for comfortable daily living, the layout provides three bedrooms and three full bathrooms alongside a modern, amenity-forward kitchen and an attached garage. For investors, the duplex configuration supports an income-oriented residential strategy while still delivering contemporary features and finishes that may appeal to a wide range of tenants.
Key Highlights
- New construction duplex built in 2026 with 3 bedrooms and 3 full bathrooms
- Chef‑inspired kitchen with quartz countertops, custom cabinetry, stainless steel appliances, and a large island
- Luxury vinyl plank flooring plus soaring ceilings and expansive windows
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
$35,180
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
7.18%
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%
$703,600
$703.6K
Cap Rate 7%
$502,571
$502.6K
Cap Rate 9%
$390,889
$390.9K
Market Conditions
NOI Build-Up for 2,686 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
$53.2K $19.80/SF
− Vacancy
−$2.9K −$1.09/SF
EGI
$50.3K $18.71/SF
− OpEx
−$15.1K −$5.61/SF
NOI
$35.2K $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%
$703,600
Cap Rate 7%
$502,571
Cap Rate 9%
$390,889
Alternative Uses
Best Use
Multifamily LT 5
$502.6K
$439.8K – $586.3K
NOI $35,180 @ 7.0% cap · market cap 7.18%
Second Best
Apartment 5plus
$434.7K
$380.4K – $507.2K
NOI $30,430 @ 7.0% cap · market cap 6.21%
Theoretical Best
Office A
$690.7K
$604.4K – $805.8K
NOI $48,348 @ 7.0% cap · market cap 9.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
317
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?
Duplex - Newly built duplex with 3 bedrooms and 3 full baths, designer finishes, and an attached two-car garage.
Where is this duplex located?
The property is located at 4104 Falls st Houston, 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: New construction duplex built in 2026 with 3 bedrooms and 3 full bathrooms; Chef‑inspired kitchen with quartz countertops, custom cabinetry, stainless steel appliances, and a large island; Luxury vinyl plank flooring plus soaring ceilings and expansive windows
