Tenant-Occupied
For Sale
$470,000
6528 Weston St A/B, Houston, TX 77021
Tenant occupancy provides an established residential income profile across this multifamily property.
Property Size2,640 SF
Days on Market12
Property Features for 6528 Weston St A/B
General Information
Standard status
Active
Size
2,640 SF
Property subtype
Investment
Lease Term
12 months
Additional Details
Multifamily Units
2
Building Details
Building Size
2,640 SF
Year Built
2024
Stories
1
Units
1
Listing Agency:
TAS Realty Group
(323) 794-3734
Listed By:
Aaliyah Davis
(323) 794-3734
Source:
Elliman
Added: Aug 13
Changed: Aug 16
Last Checked: Aug 24 at 7:12AM
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 TAS Realty Group
Investment Insights
Based on property information with market context.
Built in 2024, this duplex contains a combined six bedrooms and four bathrooms. Both residential units have tenants in place, supporting an existing rental-use configuration for a multifamily buyer.
The property is located at 6528 Weston St A/B in Houston, Texas 77021. WalkScore is 58, categorized as Somewhat Walkable; BikeScore is 53, categorized as Bikeable; and TransitScore is 44, reflecting Some Transit.
The property is located at 6528 Weston St A/B in Houston, Texas 77021. WalkScore is 58, categorized as Somewhat Walkable; BikeScore is 53, categorized as Bikeable; and TransitScore is 44, reflecting Some Transit.
Key Highlights
- 2024‑built duplex
- Six bedrooms and four bathrooms in total
- Tenants in place in both residential units
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
$34,578
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
7.36%
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%
$691,560
$691.6K
Cap Rate 7%
$493,971
$494.0K
Cap Rate 9%
$384,200
$384.2K
Market Conditions
NOI Build-Up for 2,640 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
$52.3K $19.80/SF
− Vacancy
−$2.9K −$1.09/SF
EGI
$49.4K $18.71/SF
− OpEx
−$14.8K −$5.61/SF
NOI
$34.6K $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%
$691,560
Cap Rate 7%
$493,971
Cap Rate 9%
$384,200
Alternative Uses
Best Use
Multifamily LT 5
$494.0K
$432.2K – $576.3K
NOI $34,578 @ 7.0% cap · market cap 7.36%
Second Best
Apartment 5plus
$427.3K
$373.9K – $498.5K
NOI $29,909 @ 7.0% cap · market cap 6.36%
Theoretical Best
Office A
$678.9K
$594.0K – $792.0K
NOI $47,520 @ 7.0% cap · market cap 10.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
710
Businesses Nearby
Explore this area
Business Placement
Demographics for 77021, TX
28,055
Population
12,819
Households
2.2
Avg Household Size
36
Median Age
34%
College-Educated
87%
High-School Grad
6.1 sq mi
ZIP Area
4,599
Density / Sq Mi
$45,034
Median Household Income
$38,041
Median Earnings
$1,193
Median Rent
$203,900
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?
Duplex - Tenant occupancy provides an established residential income profile across this multifamily property.
Where is this duplex located?
The property is located at 6528 Weston St A/B Houston, TX.
What is the asking price?
The asking price for this property is $470,000.
What are key features of this property?
This property features: 2024‑built duplex; Six bedrooms and four bathrooms in total; Tenants in place in both residential units
