Renovated Triplex in Downtown
For Sale
$495,000
502 Sammon Dr 1-3, Humble, TX 77338
Recently renovated triplex with three 2-bedroom units in Humble.
Property Size2,704 SF
Lot Size0.11 Acres
Days on Market152
Property Features for 502 Sammon Dr 1-3
General Information
Standard status
Active
Size
2,704 SF
Lot size
0.11 Acres
Property subtype
Investment
Lease Term
6 months
Taxes and HOA fees
Annual Taxes
$5,139
Building Details
Building Size
2,704 SF
Year Built
1969
Stories
2
Units
3
Listing Agency:
R. Alexa Group
(713) 826-5779
Listed By:
Demetria Guidry · License #0637374
(713) 826-5779
Source:
Elliman
Added: Mar 24
Changed: Aug 21
Last Checked: Aug 22 at 9:52AM
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 R. Alexa Group
Investment Insights
Based on property information with market context.
This property features a triplex with three separate units, each containing 2 bedrooms and 1 bath. Located in downtown Humble, the units have been recently renovated. Renovations include new flooring throughout, fresh paint, new cabinets, and granite countertops with bright white backsplash.
Key Highlights
- Three separate units, ideal for rental income or multi‑family living.
- Located in downtown Humble, offering convenient access to amenities.
- Each unit features 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
$20,663
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
4.17%
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%
$413,260
$413.3K
Cap Rate 7%
$295,186
$295.2K
Cap Rate 9%
$229,589
$229.6K
Market Conditions
NOI Build-Up for 2,704 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
$32.4K $12.00/SF
− Vacancy
−$2.9K −$1.08/SF
EGI
$29.5K $10.92/SF
− OpEx
−$8.9K −$3.27/SF
NOI
$20.7K $7.64/SF
Area
Harris County, TX
Vacancy
9.03%
Lease Rate
$12.00 /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%
$413,260
Cap Rate 7%
$295,186
Cap Rate 9%
$229,589
Alternative Uses
Best Use
Multifamily LT 5
$295.2K
$258.3K – $344.4K
NOI $20,663 @ 7.0% cap · market cap 4.17%
Second Best
Apartment 5plus
$256.1K
$224.1K – $298.8K
NOI $17,928 @ 7.0% cap · market cap 3.62%
Theoretical Best
Office A
$738.3K
$646.0K – $861.4K
NOI $51,683 @ 7.0% cap · market cap 10.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,571
Businesses Nearby
Explore this area
Business Placement
Demographics for 77338, TX
45,031
Population
17,667
Households
2.5
Avg Household Size
33
Median Age
20%
College-Educated
87%
High-School Grad
26.0 sq mi
ZIP Area
1,732
Density / Sq Mi
$68,808
Median Household Income
$38,528
Median Earnings
$1,354
Median Rent
$222,900
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?
Triplex - Recently renovated triplex with three 2-bedroom units in Humble.
Where is this triplex located?
The property is located at 502 Sammon Dr 1-3 Humble, TX.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: Three separate units, ideal for rental income or multi‑family living.; Located in downtown Humble, offering convenient access to amenities.; Each unit features 2 bedrooms and 1 bath.
