Gated Quadplex with Samsung
New
For Sale
$1,500,000
Pending
4838 - 4844 Pinemont Dr, Houston, TX 77092
Four residences feature contemporary finishes, gourmet kitchens, and access to a gated community in Houston.
Property Size7,860 SF
Days on Market2
Property Features for 4838 - 4844 Pinemont Dr
General Information
Standard status
Pending
Size
7,860 SF
Property subtype
Investment
Additional Details
Multifamily Units
4
Amenities
gated community
gourmet kitchens
Building Details
Building Size
7,860 SF
Year Built
2025
Stories
3
Units
1
Listing Agency:
New Age
(713) 373-7401
Listed By:
Ashwin Kewalramani · License #0700464
(713) 373-7401
Source:
Elliman
Added: Aug 10
Changed: Aug 11
Last Checked: Aug 11 at 8:20AM
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 New Age
Investment Insights
Based on property information with market context.
Completed in 2025, this quadplex contains four residences within a gated community developed by CitySide Homes. Interior features include finished flooring and gourmet kitchens outfitted with Samsung appliances. The residences are presented with a consistent contemporary design and detailed finish package.
The property is located at 4838–4844 Pinemont Dr in Houston, Texas. The surrounding Oak Forest area is described as having tree-lined streets, nearby parks, and local amenities. Walk Score is 59, Bike Score is 55, and Transit Score is 41, reflecting a somewhat walkable setting with some transit access.
The property is located at 4838–4844 Pinemont Dr in Houston, Texas. The surrounding Oak Forest area is described as having tree-lined streets, nearby parks, and local amenities. Walk Score is 59, Bike Score is 55, and Transit Score is 41, reflecting a somewhat walkable setting with some transit access.
Key Highlights
- Four‑residence quadplex completed in 2025
- Gated community setting at 4838–4844 Pinemont Dr
- Gourmet kitchens equipped with Samsung appliances
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
$102,948
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
6.86%
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%
$2,058,960
$2.1M
Cap Rate 7%
$1,470,686
$1.5M
Cap Rate 9%
$1,143,867
$1.1M
Market Conditions
NOI Build-Up for 7,860 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
$155.6K $19.80/SF
− Vacancy
−$8.6K −$1.09/SF
EGI
$147.1K $18.71/SF
− OpEx
−$44.1K −$5.61/SF
NOI
$102.9K $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%
$2,058,960
Cap Rate 7%
$1,470,686
Cap Rate 9%
$1,143,867
Alternative Uses
Best Use
Multifamily LT 5
$1.47M
$1.29M – $1.72M
NOI $102,948 @ 7.0% cap · market cap 6.86%
Second Best
Apartment 5plus
$1.27M
$1.11M – $1.48M
NOI $89,047 @ 7.0% cap · market cap 5.94%
Theoretical Best
Office A
$2.02M
$1.77M – $2.36M
NOI $141,480 @ 7.0% cap · market cap 9.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
564
Businesses Nearby
Explore this area
Business Placement
Demographics for 77092, TX
34,903
Population
16,158
Households
2.2
Avg Household Size
34
Median Age
27%
College-Educated
75%
High-School Grad
8.1 sq mi
ZIP Area
4,309
Density / Sq Mi
$56,741
Median Household Income
$34,895
Median Earnings
$1,228
Median Rent
$222,800
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?
Quadplex - Four residences feature contemporary finishes, gourmet kitchens, and access to a gated community in Houston.
Where is this quadplex located?
The property is located at 4838 - 4844 Pinemont Dr Houston, TX.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Four‑residence quadplex completed in 2025; Gated community setting at 4838–4844 Pinemont Dr; Gourmet kitchens equipped with Samsung appliances
