3-Bedroom Duplex
For Sale
$379,990
5405 Groveton Street, Houston, TX 77033
Well-maintained duplex with open-concept living/dining and a modern kitchen featuring updated appliances.
Property Size2,430 SF
Price / SF$156.37
Days on Market105
Property Features for 5405 Groveton Street
General Information
Standard status
Active
Size
2,430 SF
Property subtype
Multi-Family
Taxes and HOA fees
Annual Taxes
$8,718
Amenities
Yes
2
3
Appraiser
Partial
5500
Two
2430
Building Details
Building Size
2,430 SF
Year Built
2021
Stories
1
Listing Agency:
TopWater Real Estate LLC
(281) 486-1900
Listed By:
Elizabeth Cruz
(832) 873-2022
Source:
Garygreene
Added: May 27
Changed: Sep 8
Last Checked: Sep 8 at 4:06AM
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 TopWater Real Estate LLC
Investment Insights
Based on property information with market context.
Welcome to this well-maintained duplex featuring three bedrooms and two bathrooms. The interior offers a spacious, open-concept living and dining area with natural light, creating an inviting space for everyday living. The kitchen is modern with ample cabinet space, sleek countertops, and updated appliances. The primary bedroom includes an en-suite bathroom, and the two additional bedrooms provide flexible space for guests, a home office, or a growing household. Both bathrooms feature contemporary finishes.
Located at 5405 Groveton St in the Bayou Estates area of Houston, the home is also positioned within a walkable-to-some degree area, with a 65 walk score, a 42 bike score, and a 45 transit score.
Located at 5405 Groveton St in the Bayou Estates area of Houston, the home is also positioned within a walkable-to-some degree area, with a 65 walk score, a 42 bike score, and a 45 transit score.
Key Highlights
- 3‑bedroom, 2‑bathroom duplex built in 2021
- Open‑concept living and dining area with natural light
- Modern kitchen with ample cabinet space, sleek countertops, and updated appliances
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
$31,827
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
8.38%
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%
$636,540
$636.5K
Cap Rate 7%
$454,671
$454.7K
Cap Rate 9%
$353,633
$353.6K
Market Conditions
NOI Build-Up for 2,430 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
$48.1K $19.80/SF
− Vacancy
−$2.6K −$1.09/SF
EGI
$45.5K $18.71/SF
− OpEx
−$13.6K −$5.61/SF
NOI
$31.8K $13.10/SF
Area
Houston, TX
Vacancy
5.50%
Lease Rate
$19.80 /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%
$636,540
Cap Rate 7%
$454,671
Cap Rate 9%
$353,633
Alternative Uses
Best Use
Multifamily LT 5
$454.7K
$397.8K – $530.5K
NOI $31,827 @ 7.0% cap · market cap 8.38%
Second Best
Apartment 5plus
$393.3K
$344.1K – $458.8K
NOI $27,530 @ 7.0% cap · market cap 7.24%
Theoretical Best
Office A
$624.9K
$546.8K – $729.0K
NOI $43,740 @ 7.0% cap · market cap 11.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
164
Businesses Nearby
Explore this area
Business Placement
Demographics for 77033, TX
28,369
Population
10,228
Households
2.8
Avg Household Size
36
Median Age
9%
College-Educated
72%
High-School Grad
5.7 sq mi
ZIP Area
4,977
Density / Sq Mi
$37,081
Median Household Income
$28,459
Median Earnings
$1,204
Median Rent
$98,300
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 - Well-maintained duplex with open-concept living/dining and a modern kitchen featuring updated appliances.
Where is this duplex located?
The property is located at 5405 Groveton Street Houston, TX.
What is the asking price?
The asking price for this property is $379,990.
What are key features of this property?
This property features: 3‑bedroom, 2‑bathroom duplex built in 2021; Open‑concept living and dining area with natural light; Modern kitchen with ample cabinet space, sleek countertops, and updated appliances
