Duplex
For Sale
$199,900
412 N Bryan Street, Houston, TX 77011
Two-unit residential income property requiring substantial renovation and offering access to nearby shopping, dining, Downtown Houston, and major freeways.
Property Size1,196 SF
Price / SF$167.14
Days on Market127
Property Features for 412 N Bryan Street
General Information
Standard status
Active
Size
1,196 SF
Property subtype
Multi-Family
Additional Details
Gross Income
$16,704
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,825
Amenities
Yes
2
Appraiser
Other
No
Public
5000
0.1148
Block
1196
Building Details
Building Size
1,196 SF
Year Built
1929
Stories
1
Listing Agency:
Southern Star Realty
(281) 386-6699
Listed By:
Pam Butler · License #336690
(281) 386-6699
Source:
Garygreene
Added: Apr 8
Changed: Aug 12
Last Checked: Aug 12 at 3:44AM
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 Southern Star Realty
Investment Insights
Based on property information with market context.
This two-unit duplex at 412 N Bryan Street in Houston provides 1,196 square feet of residential space. Built in 1929, the property requires significant renovation and is available for drive-by review only. Its duplex configuration supports separate residential units within one structure.
The property is situated near shopping, dining, Downtown Houston, and major freeways, providing access to everyday amenities and regional transportation routes. The asset is currently generating rental income, with all information and measurements subject to independent buyer verification.
The property is situated near shopping, dining, Downtown Houston, and major freeways, providing access to everyday amenities and regional transportation routes. The asset is currently generating rental income, with all information and measurements subject to independent buyer verification.
Key Highlights
- Two‑unit duplex at 412 N Bryan Street, Houston, TX 77011
- 1,196 square feet of residential space
- Built in 1929
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
$15,665
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
7.84%
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%
$313,300
$313.3K
Cap Rate 7%
$223,786
$223.8K
Cap Rate 9%
$174,056
$174.1K
Market Conditions
NOI Build-Up for 1,196 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
$23.7K $19.80/SF
− Vacancy
−$1.3K −$1.09/SF
EGI
$22.4K $18.71/SF
− OpEx
−$6.7K −$5.61/SF
NOI
$15.7K $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%
$313,300
Cap Rate 7%
$223,786
Cap Rate 9%
$174,056
Alternative Uses
Best Use
Multifamily LT 5
$223.8K
$195.8K – $261.1K
NOI $15,665 @ 7.0% cap · market cap 7.84%
Second Best
Apartment 5plus
$193.6K
$169.4K – $225.8K
NOI $13,550 @ 7.0% cap · market cap 6.78%
Theoretical Best
Office A
$307.5K
$269.1K – $358.8K
NOI $21,528 @ 7.0% cap · market cap 10.77%
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
753
Businesses Nearby
Explore this area
Business Placement
Demographics for 77011, TX
16,841
Population
7,366
Households
2.3
Avg Household Size
37
Median Age
10%
College-Educated
59%
High-School Grad
3.4 sq mi
ZIP Area
4,953
Density / Sq Mi
$49,163
Median Household Income
$36,517
Median Earnings
$1,063
Median Rent
$187,100
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-unit residential income property requiring substantial renovation and offering access to nearby shopping, dining, Downtown Houston, and major freeways.
Where is this duplex located?
The property is located at 412 N Bryan Street Houston, TX.
What is the asking price?
The asking price for this property is $199,900.
What are key features of this property?
This property features: Two‑unit duplex at 412 N Bryan Street, Houston, TX 77011; 1,196 square feet of residential space; Built in 1929
