4-Unit Quadplex with Updated
New
For Sale
$515,000
521 Wisconsin Street 4, South Houston, TX 77587
All four residences feature two-bedroom, 1.5-bath layouts with open kitchen and living areas.
Property Size4,166 SF
Price / SF$123.62
Days on Market3
Property Features for 521 Wisconsin Street 4
General Information
Standard status
Active
Size
4,166 SF
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
4 x 2BR/1.5BA
Multifamily Units
4
Parking per Unit
2
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$12,640
Amenities
Yes
Appraiser
7100
4166
Building Details
Building Size
4,166 SF
Year Built
1985
Stories
2
Listing Agency:
Karen Davis Properties
(832) 445-0408
Listed By:
LaKesha Dibble
(713) 429-3526
Source:
Garygreene
Added: Sep 24
Changed: Sep 26
Last Checked: Sep 26 at 5:33AM
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 Karen Davis Properties
Investment Insights
Based on property information with market context.
Built in 1985, this four-unit property is fully occupied. Each residence offers two bedrooms, 1.5 baths, and approximately 1,000 square feet, with an open kitchen and living area. Three units have been remodeled, exterior work was completed in 2022, and a new electrical panel was installed. On-site parking provides two spaces per unit.
The property is near schools, I-45, and Beltway 8, with Hobby Airport approximately 10 minutes away.
The property is near schools, I-45, and Beltway 8, with Hobby Airport approximately 10 minutes away.
Key Highlights
- Four occupied units, each approximately 1,000 square feet
- Each unit has 2 bedrooms, 1.5 baths, and an open kitchen and living area
- Three units remodeled; exterior updates completed in 2022
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
$31,834
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
6.18%
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%
$636,680
$636.7K
Cap Rate 7%
$454,771
$454.8K
Cap Rate 9%
$353,711
$353.7K
Market Conditions
NOI Build-Up for 4,166 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
$50.0K $12.00/SF
− Vacancy
−$4.5K −$1.08/SF
EGI
$45.5K $10.92/SF
− OpEx
−$13.6K −$3.27/SF
NOI
$31.8K $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%
$636,680
Cap Rate 7%
$454,771
Cap Rate 9%
$353,711
Alternative Uses
Best Use
Multifamily LT 5
$454.8K
$397.9K – $530.6K
NOI $31,834 @ 7.0% cap · market cap 6.18%
Second Best
Apartment 5plus
$394.6K
$345.3K – $460.4K
NOI $27,621 @ 7.0% cap · market cap 5.36%
Theoretical Best
Office A
$1.14M
$995.3K – $1.33M
NOI $79,627 @ 7.0% cap · market cap 15.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
675
Businesses Nearby
Explore this area
Business Placement
Demographics for 77587, TX
16,179
Population
5,549
Households
2.9
Avg Household Size
32
Median Age
9%
College-Educated
60%
High-School Grad
3.1 sq mi
ZIP Area
5,219
Density / Sq Mi
$52,407
Median Household Income
$30,669
Median Earnings
$1,174
Median Rent
$177,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Quadplex - All four residences feature two-bedroom, 1.5-bath layouts with open kitchen and living areas.
Where is this quadplex located?
The property is located at 521 Wisconsin Street 4 South Houston, TX.
What is the asking price?
The asking price for this property is $515,000.
What are key features of this property?
This property features: Four occupied units, each approximately 1,000 square feet; Each unit has 2 bedrooms, 1.5 baths, and an open kitchen and living area; Three units remodeled; exterior updates completed in 2022
