Gated Duplex Near Rice
For Sale
$685,000
Pending
4319 Roseland St, Houston, TX 77006
Duplex with efficiency apartment near Rice University, Museum District.
Property Size2,426 SF
Lot Size0.14 Acres
Days on Market167
Property Features for 4319 Roseland St
General Information
Standard status
Pending
Size
2,426 SF
Lot size
0.14 Acres
Property subtype
Investment
Lease Term
Month-to-month
Taxes and HOA fees
Annual Taxes
$12,136
Building Details
Building Size
2,426 SF
Year Built
1920
Stories
2
Units
1
Listing Agency:
(713) 303-7301
Listed By:
Tiffany Harper
(713) 303-7301
Source:
Elliman
Added: Mar 11
Changed: Aug 8
Last Checked: Aug 24 at 8:30AM
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 Tiffany Harper
Investment Insights
Based on property information with market context.
This property features a duplex with enclosed storage and a second-story efficiency apartment. The entire property is gated and located minutes from Rice University, the Museum District, and the Medical Center. Both units in the duplex are currently leased to month-to-month tenants. The property is suitable for residential use or as an investment property.
Key Highlights
- Convenient location: Minutes from Rice University, Museum District, and Medical Center.
- Investment potential: Both duplex units are currently leased with tenants.
- Additional income potential: Enclosed storage with a second story efficiency apartment.
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
$31,775
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
4.64%
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%
$635,500
$635.5K
Cap Rate 7%
$453,929
$453.9K
Cap Rate 9%
$353,056
$353.1K
Market Conditions
NOI Build-Up for 2,426 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
$48.0K $19.80/SF
− Vacancy
−$2.6K −$1.09/SF
EGI
$45.4K $18.71/SF
− OpEx
−$13.6K −$5.61/SF
NOI
$31.8K $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%
$635,500
Cap Rate 7%
$453,929
Cap Rate 9%
$353,056
Alternative Uses
Best Use
Multifamily LT 5
$453.9K
$397.2K – $529.6K
NOI $31,775 @ 7.0% cap · market cap 4.64%
Second Best
Apartment 5plus
$392.6K
$343.6K – $458.1K
NOI $27,485 @ 7.0% cap · market cap 4.01%
Theoretical Best
Office A
$623.8K
$545.9K – $727.8K
NOI $43,668 @ 7.0% cap · market cap 6.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,818
Businesses Nearby
Explore this area
Business Placement
Demographics for 77006, TX
24,129
Population
16,654
Households
1.4
Avg Household Size
36
Median Age
80%
College-Educated
98%
High-School Grad
2.3 sq mi
ZIP Area
10,491
Density / Sq Mi
$102,003
Median Household Income
$73,275
Median Earnings
$1,761
Median Rent
$599,500
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 - Duplex with efficiency apartment near Rice University, Museum District.
Where is this duplex located?
The property is located at 4319 Roseland St Houston, TX.
What is the asking price?
The asking price for this property is $685,000.
What are key features of this property?
This property features: Convenient location: Minutes from Rice University, Museum District, and Medical Center.; Investment potential: Both duplex units are currently leased with tenants.; Additional income potential: Enclosed storage with a second story efficiency apartment.
