Four-Unit Multifamily
For Sale
$275,000
6712 Sherman Street, Houston, TX 77011
Two occupied units provide rental income, while two vacant units allow flexible leasing or renovation plans.
Property Size1,507 SF
Price / SF$182.48
Days on Market21
Property Features for 6712 Sherman Street
General Information
Standard status
Active
Size
1,507 SF
Property subtype
Multi-Family
Occupancy
50%
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$5,516
Amenities
Yes
1
2
Appraiser
5500
1507
Building Details
Building Size
1,507 SF
Year Built
1934
Buildings
1
Stories
1
Listing Agency:
Southern District Sotheby's International Realty
(281) 923-1628
Listed By:
Jamie Maricelli
(281) 923-1628
Source:
Garygreene
Added: Aug 10
Changed: Aug 28
Last Checked: Aug 29 at 6:18AM
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 Southern District Sotheby's International Realty
Investment Insights
Based on property information with market context.
6712 Sherman Street is a quadplex containing four individual residential units. Two units are occupied and generating rental income, while the other two are vacant. This mixed-occupancy configuration gives the property both existing rental activity and unoccupied units for future leasing or renovation. Built in 1934, the property is positioned near Houston’s East End. The location provides access to universities, Downtown Houston, employment centers, dining, shopping, and ongoing area development.
Key Highlights
- Quadplex with 4 individual units
- 2 units are occupied and generating rental income
- 2 vacant units offer leasing or renovation flexibility
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
$19,738
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
7.18%
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%
$394,760
$394.8K
Cap Rate 7%
$281,971
$282.0K
Cap Rate 9%
$219,311
$219.3K
Market Conditions
NOI Build-Up for 1,507 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
$29.8K $19.80/SF
− Vacancy
−$1.6K −$1.09/SF
EGI
$28.2K $18.71/SF
− OpEx
−$8.5K −$5.61/SF
NOI
$19.7K $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%
$394,760
Cap Rate 7%
$281,971
Cap Rate 9%
$219,311
Alternative Uses
Best Use
Multifamily LT 5
$282.0K
$246.7K – $329.0K
NOI $19,738 @ 7.0% cap · market cap 7.18%
Second Best
Apartment 5plus
$243.9K
$213.4K – $284.6K
NOI $17,073 @ 7.0% cap · market cap 6.21%
Theoretical Best
Office A
$387.5K
$339.1K – $452.1K
NOI $27,126 @ 7.0% cap · market cap 9.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
50%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,118
Businesses Nearby
Explore this area
Business Placement
Demographics for 77011, TX
16,841
Population
7,366
Households
2.3
Avg Household Size
37
Median Age
10%
College-Educated
59%
High-School Grad
3.4 sq mi
ZIP Area
4,953
Density / Sq Mi
$49,163
Median Household Income
$36,517
Median Earnings
$1,063
Median Rent
$187,100
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 - Two occupied units provide rental income, while two vacant units allow flexible leasing or renovation plans.
Where is this quadplex located?
The property is located at 6712 Sherman Street Houston, TX.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Quadplex with 4 individual units; 2 units are occupied and generating rental income; 2 vacant units offer leasing or renovation flexibility
