New Construction Duplex with Modern
For Sale
$520,000
6833 Cohn, Houston, TX 77091
Two-unit residential property with contemporary interiors, vaulted ceilings, custom kitchens, and private primary bedroom suites.
Property Size2,585 SF
Days on Market9
Property Features for 6833 Cohn
General Information
Standard status
Active
Size
2,585 SF
Property subtype
Multi Family,Duplex
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Amenities
paved walkways
covered entry
Building Details
Building Size
2,585 SF
Year Built
2026
Buildings
1
Listing Agency:
Luxury Living Real Estate Group
Listed By:
Lindsay Carr
(480) 287-0183
Source:
Nancyalmodovar
Added: Sep 2
Changed: Sep 4
Last Checked: Sep 10 at 6:33AM
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 Luxury Living Real Estate Group
Investment Insights
Based on property information with market context.
Completed in 2026, this duplex contains two residential units, each arranged with 3 bedrooms and 2 bathrooms. The interiors combine light wood-look flooring, vaulted ceilings, recessed lighting, and ceiling fans with neutral carpeting in the secondary bedrooms. Each kitchen features dark custom cabinetry, quartz-style countertops, a tiled backsplash, a matte black high-arc faucet, and a central island. Primary suites include private bathrooms and walk-in closets. Covered entry areas and paved walkways serve the units. The property is located in Houston’s Acres Homes area, with access to major Houston freeways and proximity to dining and retail development.
Key Highlights
- Duplex completed in 2026
- Each unit offers 3 bedrooms and 2 bathrooms
- Custom kitchens with dark cabinetry, quartz‑style countertops, tile backsplash, and center islands
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
$33,858
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
6.51%
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%
$677,160
$677.2K
Cap Rate 7%
$483,686
$483.7K
Cap Rate 9%
$376,200
$376.2K
Market Conditions
NOI Build-Up for 2,585 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
$51.2K $19.80/SF
− Vacancy
−$2.8K −$1.09/SF
EGI
$48.4K $18.71/SF
− OpEx
−$14.5K −$5.61/SF
NOI
$33.9K $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%
$677,160
Cap Rate 7%
$483,686
Cap Rate 9%
$376,200
Alternative Uses
Best Use
Multifamily LT 5
$483.7K
$423.2K – $564.3K
NOI $33,858 @ 7.0% cap · market cap 6.51%
Second Best
Apartment 5plus
$418.4K
$366.1K – $488.1K
NOI $29,286 @ 7.0% cap · market cap 5.63%
Theoretical Best
Office A
$664.7K
$581.6K – $775.5K
NOI $46,530 @ 7.0% cap · market cap 8.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
461
Businesses Nearby
Explore this area
Business Placement
Demographics for 77091, TX
28,020
Population
12,501
Households
2.2
Avg Household Size
34
Median Age
19%
College-Educated
73%
High-School Grad
7.1 sq mi
ZIP Area
3,946
Density / Sq Mi
$35,737
Median Household Income
$28,906
Median Earnings
$1,061
Median Rent
$223,700
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 - Two-unit residential property with contemporary interiors, vaulted ceilings, custom kitchens, and private primary bedroom suites.
Where is this duplex located?
The property is located at 6833 Cohn Houston, TX.
What is the asking price?
The asking price for this property is $520,000.
What are key features of this property?
This property features: Duplex completed in 2026; Each unit offers 3 bedrooms and 2 bathrooms; Custom kitchens with dark cabinetry, quartz‑style countertops, tile backsplash, and center islands
