Mixed-Use Building with Residential
For Sale
Contact for pricing
5135 Edloe St, Houston, TX 77005
First-floor office space and two upstairs residential units support live-work flexibility.
Property Size3,250 SF
Lot Size0.17 Acres
Price / SF$275.09
Days on Market483
Property Features for 5135 Edloe St
General Information
Standard status
Active
Size
3,250 SF
Lot size
0.17 Acres
Property subtype
OFFICE
Additional Details
Floor
1
Highway Access
Yes
Office Units
1
Building Details
Buildings
1
Building Size
3,250 SF
Tenancy
Multi
Abandoned
No
Listing Agency:
Brombacher & Co.
(832) 656-1932
Listed By:
Michael Brombacher · License #0667032
(713) 446-3433
Source:
Moodyscre
Added: May 21, 2025
Changed: Sep 14
Last Checked: Sep 14 at 11:05AM
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 Brombacher & Co.
Investment Insights
Based on property information with market context.
This mixed-use property combines a professional office on the first floor with two residential units upstairs. The office is currently occupied by an audiology practice, while the upper-level residences support rental income or live/work use. The property also includes a two-car garage and a 7,500 SF lot with potential for 8–10 parking spaces, including one handicap space.
Located at 5135 Edloe St in Houston’s West University area, the property is positioned between Greenway Plaza, the Galleria, Rice University, and the Texas Medical Center, with access to Hwy 59 and I-610. The property has a current Houston Sign Permit and Certificate of Occupancy. Redevelopment concepts, including a condo, office, or apartment project, are identified as possibilities subject to buyer verification.
Located at 5135 Edloe St in Houston’s West University area, the property is positioned between Greenway Plaza, the Galleria, Rice University, and the Texas Medical Center, with access to Hwy 59 and I-610. The property has a current Houston Sign Permit and Certificate of Occupancy. Redevelopment concepts, including a condo, office, or apartment project, are identified as possibilities subject to buyer verification.
Key Highlights
- Mixed‑use building with first‑floor professional office and two residential units upstairs
- 7,500 SF lot with potential for 8–10 parking spaces, including one handicap space
- Two‑car garage included
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
$44,471
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
4.95%
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%
$889,420
$889.4K
Cap Rate 7%
$635,300
$635.3K
Cap Rate 9%
$494,122
$494.1K
Market Conditions
NOI Build-Up for 3,268 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
$82.4K $25.20/SF
− Vacancy
−$8.2K −$2.52/SF
EGI
$74.1K $22.68/SF
− OpEx
−$29.6K −$9.07/SF
NOI
$44.5K $13.61/SF
Area
Houston, TX
Vacancy
10.00%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
40.00%
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%
$889,420
Cap Rate 7%
$635,300
Cap Rate 9%
$494,122
Alternative Uses
Best Use
Healthcare Medical
$635.3K
$555.9K – $741.2K
NOI $44,471 @ 7.0% cap · market cap 4.95%
Second Best
Mixed Use
$616.3K
$539.2K – $719.0K
NOI $43,138 @ 7.0% cap · market cap 4.80%
Theoretical Best
Office A
$840.3K
$735.3K – $980.4K
NOI $58,824 @ 7.0% cap · market cap 6.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
1
Office units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
4,114
Businesses Nearby
Explore this area
Business Placement
Demographics for 77005, TX
28,241
Population
10,564
Households
2.7
Avg Household Size
36
Median Age
88%
College-Educated
98%
High-School Grad
3.8 sq mi
ZIP Area
7,432
Density / Sq Mi
$215,708
Median Household Income
$100,839
Median Earnings
$2,058
Median Rent
$1,354,300
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Houston, TX
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Frequently Asked Questions
What type of property is this?
Mixed-use property - First-floor office space and two upstairs residential units support live-work flexibility.
Where is this mixed-use property located?
The property is located at 5135 Edloe St Houston, TX.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Mixed‑use building with first‑floor professional office and two residential units upstairs; 7,500 SF lot with potential for 8–10 parking spaces, including one handicap space; Two‑car garage included
