Four-Unit Two-Story
New
For Sale
$490,000
521 Ferguson St 4, Humble, TX 77338
Residential income property with practical layouts, private utility rooms, and covered entries for every residence.
Property Size4,144 SF
Days on Market2
Property Features for 521 Ferguson St 4
General Information
Standard status
Active
Size
4,144 SF
Property subtype
Investment
Units
Unit Mix
4 x 2BR/1.5BA
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$7,625
Building Details
Building Size
4,144 SF
Year Built
1981
Buildings
1
Stories
2
Units
1
Listing Agency:
The B-Spot Real Estate & Investment, LLC
(832) 265-7791
Listed By:
Michael Joseph
(832) 265-7791
Source:
Elliman
Added: Aug 10
Changed: Aug 11
Last Checked: Aug 11 at 8:14AM
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 B-Spot Real Estate & Investment, LLC
Investment Insights
Based on property information with market context.
Built in 1981, this four-unit residential income property in the Matthews Subdivision of Humble offers a consistent two-level layout across all residences. Each unit contains 2 bedrooms and 1.5 bathrooms, with the bedrooms and full bathroom positioned upstairs. Main-level interiors include a living room, dining area, kitchen, and interior utility room, while covered front entrances serve each home.
The property is located at 521 Ferguson St 4 in Humble, TX 77338. WalkScore is 85, rated Very Walkable, and BikeScore is 47, rated Somewhat Bikeable. The uniform unit configuration and repeated interior arrangement provide a clearly defined multifamily asset profile.
The property is located at 521 Ferguson St 4 in Humble, TX 77338. WalkScore is 85, rated Very Walkable, and BikeScore is 47, rated Somewhat Bikeable. The uniform unit configuration and repeated interior arrangement provide a clearly defined multifamily asset profile.
Key Highlights
- Four‑unit property with 2 bedrooms and 1.5 bathrooms in each residence
- Built in 1981
- Two‑level floor plans place both bedrooms and the full bathroom upstairs
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
$31,666
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
6.46%
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%
$633,320
$633.3K
Cap Rate 7%
$452,371
$452.4K
Cap Rate 9%
$351,844
$351.8K
Market Conditions
NOI Build-Up for 4,144 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
$49.7K $12.00/SF
− Vacancy
−$4.5K −$1.08/SF
EGI
$45.2K $10.92/SF
− OpEx
−$13.6K −$3.27/SF
NOI
$31.7K $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%
$633,320
Cap Rate 7%
$452,371
Cap Rate 9%
$351,844
Alternative Uses
Best Use
Multifamily LT 5
$452.4K
$395.8K – $527.8K
NOI $31,666 @ 7.0% cap · market cap 6.46%
Second Best
Apartment 5plus
$392.5K
$343.4K – $457.9K
NOI $27,475 @ 7.0% cap · market cap 5.61%
Theoretical Best
Office A
$1.13M
$990.1K – $1.32M
NOI $79,207 @ 7.0% cap · market cap 16.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
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?
Quadplex - Residential income property with practical layouts, private utility rooms, and covered entries for every residence.
Where is this quadplex located?
The property is located at 521 Ferguson St 4 Humble, TX.
What is the asking price?
The asking price for this property is $490,000.
What are key features of this property?
This property features: Four‑unit property with 2 bedrooms and 1.5 bathrooms in each residence; Built in 1981; Two‑level floor plans place both bedrooms and the full bathroom upstairs
