Two-Unit Duplex with Covered
New
For Sale
$375,000
496 Golden Street A/B, Willis, TX 77378
Both residences offer open living areas, interior utility rooms, fenced outdoor space, and updated kitchen finishes.
Property Size1,153 SF
Price / SF$325.24
Days on Market2
Property Features for 496 Golden Street A/B
General Information
Standard status
Active
Size
1,153 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Amenities
tile floors
granite counter tops
subway tile backsplash
breakfast bar
open floor plan
walk-in closet
private exit to covered patio
utility room
fenced back yard
Building Details
Year Built
2024
Listing Agency:
Green & Associates Real Estate
Listed By:
James Green · License #0516990
(936) 856-0355
Source:
Poprealty
Added: Sep 6
Last Checked: Sep 6 at 2:26PM
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 Green & Associates Real Estate
Investment Insights
Based on property information with market context.
Built in 2024, this duplex contains two three-bedroom, two-bath residences. Each unit features tile flooring, granite kitchen countertops, a subway tile backsplash, and a breakfast bar opening to the family room. The open layout also includes an interior utility room, while the primary bedroom provides a walk-in closet and a private exit to the covered patio.
The fenced backyard adds defined outdoor space for the property. The duplex is located near I45 and close to town shopping and dining in Willis, providing convenient access to nearby commercial services.
The fenced backyard adds defined outdoor space for the property. The duplex is located near I45 and close to town shopping and dining in Willis, providing convenient access to nearby commercial services.
Key Highlights
- Two 3‑bedroom, 2‑bath units
- Built in 2024
- Tile flooring throughout the duplex
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
$12,859
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
3.43%
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%
$257,180
$257.2K
Cap Rate 7%
$183,700
$183.7K
Cap Rate 9%
$142,878
$142.9K
Market Conditions
NOI Build-Up for 1,153 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
$19.6K $17.04/SF
− Vacancy
−$1.3K −$1.11/SF
EGI
$18.4K $15.93/SF
− OpEx
−$5.5K −$4.78/SF
NOI
$12.9K $11.15/SF
Area
Montgomery County, TX
Vacancy
6.50%
Lease Rate
$17.04 /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%
$257,180
Cap Rate 7%
$183,700
Cap Rate 9%
$142,878
Alternative Uses
Best Use
Multifamily LT 5
$183.7K
$160.7K – $214.3K
NOI $12,859 @ 7.0% cap · market cap 3.43%
Second Best
Apartment 5plus
$173.1K
$151.4K – $201.9K
NOI $12,115 @ 7.0% cap · market cap 3.23%
Theoretical Best
Specialty Retail
$291.1K
$254.7K – $339.6K
NOI $20,375 @ 7.0% cap · market cap 5.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
31
Businesses Nearby
Explore this area
Business Placement
Demographics for 77378, TX
17,417
Population
6,503
Households
2.7
Avg Household Size
35
Median Age
18%
College-Educated
81%
High-School Grad
89.1 sq mi
ZIP Area
195
Density / Sq Mi
$68,595
Median Household Income
$38,221
Median Earnings
$1,408
Median Rent
$177,900
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 - Both residences offer open living areas, interior utility rooms, fenced outdoor space, and updated kitchen finishes.
Where is this duplex located?
The property is located at 496 Golden Street A/B Willis, TX.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Two 3‑bedroom, 2‑bath units; Built in 2024; Tile flooring throughout the duplex
