Modern Duplex Investment
For Sale
$525,000
5854 Southville Street, Houston, TX 77033
Modern duplex with two leased units featuring open-concept layouts and upgraded finishes throughout.
Property Size3,212 SF
Days on Market53
Property Features for 5854 Southville Street
General Information
Standard status
Active
Size
3,212 SF
Property subtype
Multi Family,Duplex
Occupancy
100%
Additional Details
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$11,734
Building Details
Building Size
3,212 SF
Year Built
2023
Tenancy
Multi
Listing Agency:
SERHANT.
(281) 610-3625
Listed By:
Steven Kinne
(281) 610-3625
Source:
Nancyalmodovar
Added: Jul 9
Changed: Aug 28
Last Checked: Aug 29 at 5:01PM
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 SERHANT.
Investment Insights
Based on property information with market context.
This modern duplex offers two residential units, each with an open-concept layout featuring 4 bedrooms and 2 bathrooms. Interiors include tile flooring in common areas and bathrooms, quartz countertops, recessed LED lighting, and stainless steel appliances.
The property is described as being steps from the green spaces of Southcrest Park. It is reported to be about 2 minutes from 610 and roughly 4 miles from the Texas Medical Center. The public remarks also note no HOA fees and that the home is located in a non-flood zone.
Both units are currently leased, providing an immediate income stream for the next owner.
The property is described as being steps from the green spaces of Southcrest Park. It is reported to be about 2 minutes from 610 and roughly 4 miles from the Texas Medical Center. The public remarks also note no HOA fees and that the home is located in a non-flood zone.
Both units are currently leased, providing an immediate income stream for the next owner.
Key Highlights
- Newer duplex built in 2023 with both units currently leased out
- Each unit features 4 bedrooms, 2 bathrooms, and 1,600+ sq ft of living space
- Open‑concept layouts with tile flooring in common areas and bathrooms
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
$42,070
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
8.01%
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%
$841,400
$841.4K
Cap Rate 7%
$601,000
$601.0K
Cap Rate 9%
$467,444
$467.4K
Market Conditions
NOI Build-Up for 3,212 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
$63.6K $19.80/SF
− Vacancy
−$3.5K −$1.09/SF
EGI
$60.1K $18.71/SF
− OpEx
−$18.0K −$5.61/SF
NOI
$42.1K $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%
$841,400
Cap Rate 7%
$601,000
Cap Rate 9%
$467,444
Alternative Uses
Best Use
Multifamily LT 5
$601.0K
$525.9K – $701.2K
NOI $42,070 @ 7.0% cap · market cap 8.01%
Second Best
Apartment 5plus
$519.8K
$454.9K – $606.5K
NOI $36,389 @ 7.0% cap · market cap 6.93%
Theoretical Best
Office A
$825.9K
$722.7K – $963.6K
NOI $57,816 @ 7.0% cap · market cap 11.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
446
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 - Modern duplex with two leased units featuring open-concept layouts and upgraded finishes throughout.
Where is this duplex located?
The property is located at 5854 Southville Street Houston, TX.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Newer duplex built in 2023 with both units currently leased out; Each unit features 4 bedrooms, 2 bathrooms, and 1,600+ sq ft of living space; Open‑concept layouts with tile flooring in common areas and bathrooms
