Updated-Interior
For Sale
$675,000
716 Memorial Mews Street 4, Houston, TX 77079
Four homes feature a mix of two- and three-bedroom layouts, with shared community amenities available through the HOA.
Property Size4,100 SF
Price / SF$164.63
Days on Market136
Property Features for 716 Memorial Mews Street 4
General Information
Standard status
Active
Size
4,100 SF
Property subtype
Multi-Family
Taxes and HOA fees
Annual Taxes
$14,852
Amenities
Yes
Appraiser
6720
4100
Building Details
Building Size
4,100 SF
Year Built
1980
Stories
2
Listing Agency:
1st Texas Realty Services
(281) 444-5140
Listed By:
Syndee Jolly
(713) 494-3104
Source:
Garygreene
Added: May 19
Changed: Sep 30
Last Checked: Oct 1 at 9:20AM
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 1st Texas Realty Services
Investment Insights
Based on property information with market context.
This four-unit residential property contains two two-bedroom, two-bath homes and two three-bedroom, two-bath homes. Updated interiors include hard-surface flooring, fireplaces, and double-pane windows. Each residence has a refrigerator, stove and range, dishwasher, and central air conditioning and heating. The property was built in 1980 and is income-producing.
The homes are in Houston’s Energy Corridor, near Terry Hershey Park, hike and bike trails, shopping, dining, and major employers. The property is served by Katy ISD. HOA amenities include a pool, tennis court, and maintenance of common areas.
The homes are in Houston’s Energy Corridor, near Terry Hershey Park, hike and bike trails, shopping, dining, and major employers. The property is served by Katy ISD. HOA amenities include a pool, tennis court, and maintenance of common areas.
Key Highlights
- Four units: two with 2 bedrooms and 2 baths, and two with 3 bedrooms and 2 baths
- Updated interiors feature hard‑surface flooring, fireplaces, and double‑pane windows
- Refrigerator, stove/range, dishwasher, and central A/C and heating in each unit
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
$53,701
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
7.96%
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%
$1,074,020
$1.1M
Cap Rate 7%
$767,157
$767.2K
Cap Rate 9%
$596,678
$596.7K
Market Conditions
NOI Build-Up for 4,100 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
$81.2K $19.80/SF
− Vacancy
−$4.5K −$1.09/SF
EGI
$76.7K $18.71/SF
− OpEx
−$23.0K −$5.61/SF
NOI
$53.7K $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%
$1,074,020
Cap Rate 7%
$767,157
Cap Rate 9%
$596,678
Alternative Uses
Best Use
Multifamily LT 5
$767.2K
$671.3K – $895.0K
NOI $53,701 @ 7.0% cap · market cap 7.96%
Second Best
Apartment 5plus
$663.6K
$580.6K – $774.2K
NOI $46,450 @ 7.0% cap · market cap 6.88%
Theoretical Best
Office A
$1.05M
$922.5K – $1.23M
NOI $73,800 @ 7.0% cap · market cap 10.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,004
Businesses Nearby
Explore this area
Business Placement
Demographics for 77079, TX
36,404
Population
16,215
Households
2.2
Avg Household Size
36
Median Age
68%
College-Educated
96%
High-School Grad
7.7 sq mi
ZIP Area
4,728
Density / Sq Mi
$103,089
Median Household Income
$61,683
Median Earnings
$1,620
Median Rent
$636,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Four homes feature a mix of two- and three-bedroom layouts, with shared community amenities available through the HOA.
Where is this quadplex located?
The property is located at 716 Memorial Mews Street 4 Houston, TX.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: Four units: two with 2 bedrooms and 2 baths, and two with 3 bedrooms and 2 baths; Updated interiors feature hard‑surface flooring, fireplaces, and double‑pane windows; Refrigerator, stove/range, dishwasher, and central A/C and heating in each unit
