New Construction Duplex with Flex
New
For Sale
$445,000
4307 Plaag Street, Houston, TX 77016
Three-bedroom residence with contemporary finishes, an adaptable flex room, and convenient access to central Houston destinations.
Property Size2,488 SF
Days on Market5
Property Features for 4307 Plaag Street
General Information
Standard status
Active
Size
2,488 SF
Property subtype
Multi Family,Duplex
Additional Details
Highway Access
Yes
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$1,423
Building Details
Building Size
2,488 SF
Year Built
2026
Listing Agency:
Angel Pro Real Estate LLC
(832) 306-6524
Listed By:
Tiffany Thibodeaux
(832) 306-6524
Source:
Mpowerrealtygroup
Added: Aug 7
Changed: Aug 11
Last Checked: Aug 11 at 4:33AM
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 Angel Pro Real Estate LLC
Investment Insights
Based on property information with market context.
This 2026-built duplex offers a three-bedroom, two-and-a-half-bath configuration with an additional flex room. The adaptable space can function as a fourth bedroom, home office, playroom, or fitness area. An open living arrangement, contemporary finishes, abundant natural light, and practical living areas define the interior presentation.
The property is located in Houston near Downtown Houston, Minute Maid Park, Shell Energy Stadium, the George R. Brown Convention Center, and Toyota Center. Access to I-69, Loop 610, and I-10 connects the property with employment centers, dining, entertainment, and other areas throughout the city.
The property is located in Houston near Downtown Houston, Minute Maid Park, Shell Energy Stadium, the George R. Brown Convention Center, and Toyota Center. Access to I-69, Loop 610, and I-10 connects the property with employment centers, dining, entertainment, and other areas throughout the city.
Key Highlights
- 2026 construction
- Three bedrooms and 2.5 baths
- Flex room adaptable for a fourth bedroom, office, playroom, or fitness area
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
$32,587
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
7.32%
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%
$651,740
$651.7K
Cap Rate 7%
$465,529
$465.5K
Cap Rate 9%
$362,078
$362.1K
Market Conditions
NOI Build-Up for 2,488 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
$49.3K $19.80/SF
− Vacancy
−$2.7K −$1.09/SF
EGI
$46.6K $18.71/SF
− OpEx
−$14.0K −$5.61/SF
NOI
$32.6K $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%
$651,740
Cap Rate 7%
$465,529
Cap Rate 9%
$362,078
Alternative Uses
Best Use
Multifamily LT 5
$465.5K
$407.3K – $543.1K
NOI $32,587 @ 7.0% cap · market cap 7.32%
Second Best
Apartment 5plus
$402.7K
$352.3K – $469.8K
NOI $28,187 @ 7.0% cap · market cap 6.33%
Theoretical Best
Office A
$639.8K
$559.8K – $746.4K
NOI $44,784 @ 7.0% cap · market cap 10.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
340
Businesses Nearby
Explore this area
Business Placement
Demographics for 77016, TX
29,966
Population
11,131
Households
2.7
Avg Household Size
37
Median Age
11%
College-Educated
75%
High-School Grad
9.9 sq mi
ZIP Area
3,027
Density / Sq Mi
$46,411
Median Household Income
$30,510
Median Earnings
$1,163
Median Rent
$111,900
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Three-bedroom residence with contemporary finishes, an adaptable flex room, and convenient access to central Houston destinations.
Where is this duplex located?
The property is located at 4307 Plaag Street Houston, TX.
What is the asking price?
The asking price for this property is $445,000.
What are key features of this property?
This property features: 2026 construction; Three bedrooms and 2.5 baths; Flex room adaptable for a fourth bedroom, office, playroom, or fitness area
