Updated Two-Unit
For Sale
$425,000
4734 Bell Street, Houston, TX 77023
Two distinct residences feature updated kitchens, wood flooring, natural light, and covered porch access.
Property Size1,710 SF
Price / SF$248.54
Days on Market53
Property Features for 4734 Bell Street
General Information
Standard status
Active
Size
1,710 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 1BR/1BA, 1 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$9,654
Amenities
Tile,Wood
Yes
1
WasherHookup,DryerHookup
Appraiser
GraniteCounters,CeilingFans
Partial
CornerLot,Subdivision
5300
Two
1710
Building Details
Building Size
1,710 SF
Year Built
1946
Stories
1
Listing Agency:
The 3:16 Team, Inc.
(832) 295-4144
Listed By:
James Turner · License #0425311
(832) 295-4144
Source:
Garygreene
Added: Jul 9
Changed: Aug 29
Last Checked: Aug 30 at 1:50PM
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 The 3:16 Team, Inc.
Investment Insights
Based on property information with market context.
This 1,710-square-foot duplex, built in 1946, includes two separate residences with a practical one-bedroom, one-bath layout in Unit A and a two-bedroom, one-bath layout in Unit B. Both spaces feature wood flooring, white walls, updated kitchens with gray shaker-style cabinetry, subway tile, stainless appliances, and abundant natural light. The property also includes a covered front porch, mature tree canopy, and paved parking.
Located at 4734 Bell St in Houston, the property is near the East End, Downtown Houston, University of Houston-area destinations, dining, entertainment, and major commuter routes. The separate layouts support a range of ownership and occupancy arrangements, including rental use, owner-occupancy, guest space, or a longer-term hold.
Located at 4734 Bell St in Houston, the property is near the East End, Downtown Houston, University of Houston-area destinations, dining, entertainment, and major commuter routes. The separate layouts support a range of ownership and occupancy arrangements, including rental use, owner-occupancy, guest space, or a longer-term hold.
Key Highlights
- Two‑unit duplex with 1,710 SF of building area
- Unit A includes 1 bedroom and 1 bath
- Unit B includes 2 bedrooms and 1 bath
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
$22,397
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
5.27%
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%
$447,940
$447.9K
Cap Rate 7%
$319,957
$320.0K
Cap Rate 9%
$248,856
$248.9K
Market Conditions
NOI Build-Up for 1,710 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
$33.9K $19.80/SF
− Vacancy
−$1.9K −$1.09/SF
EGI
$32.0K $18.71/SF
− OpEx
−$9.6K −$5.61/SF
NOI
$22.4K $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%
$447,940
Cap Rate 7%
$319,957
Cap Rate 9%
$248,856
Alternative Uses
Best Use
Multifamily LT 5
$320.0K
$280.0K – $373.3K
NOI $22,397 @ 7.0% cap · market cap 5.27%
Second Best
Apartment 5plus
$276.8K
$242.2K – $322.9K
NOI $19,373 @ 7.0% cap · market cap 4.56%
Theoretical Best
Office A
$439.7K
$384.8K – $513.0K
NOI $30,780 @ 7.0% cap · market cap 7.24%
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
778
Businesses Nearby
Explore this area
Business Placement
Demographics for 77023, TX
26,780
Population
11,850
Households
2.3
Avg Household Size
36
Median Age
24%
College-Educated
75%
High-School Grad
5.5 sq mi
ZIP Area
4,869
Density / Sq Mi
$50,018
Median Household Income
$35,730
Median Earnings
$1,079
Median Rent
$279,300
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 distinct residences feature updated kitchens, wood flooring, natural light, and covered porch access.
Where is this duplex located?
The property is located at 4734 Bell Street Houston, TX.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,710 SF of building area; Unit A includes 1 bedroom and 1 bath; Unit B includes 2 bedrooms and 1 bath
