Modern Duplex with Private
For Sale
$669,990
7451 - 7453 LaSalette Street, Houston, TX 77021
Newly constructed duplex with two 3-bedroom units, each with a 2-car garage, private driveway, and no HOA.
Property Size3,618 SF
Price / SF$185.18
Days on Market31
Property Features for 7451 - 7453 LaSalette Street
General Information
Standard status
Active
Size
3,618 SF
Total Parking Spaces
4
Property subtype
Multi-Family
Amenities
Plank,Tile,Vinyl
Yes
3
Builder
Quartz Counters,Ceiling Fan(s)
Corner Lot
3450
Appraiser
3618
Building Details
Building Size
3,618 SF
Year Built
2026
Stories
3
Listing Agency:
Sierra Vista Realty LLC
(225) 802-8513
Listed By:
Nicole Pertuit · License #0700464
(225) 802-8513
Source:
Garygreene
Added: Jul 25
Changed: Aug 23
Last Checked: Aug 24 at 3:14AM
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 Sierra Vista Realty LLC
Investment Insights
Based on property information with market context.
This newly constructed duplex offers two separate units, each featuring a 3-bedroom layout and 3.5-bathroom design. Both residences include their own 2-car garage and private driveway, providing separate parking and direct access. Interior finishes include luxury tile work and elegant fixtures, supporting a modern, contemporary look across the homes.
Located in South Union, the property is presented as a new development within a neighborhood described as somewhat walkable with moderate bike and transit scores. The homes are noted as having no HOA, which supports straightforward ownership and day-to-day management.
With multi-level planning for each unit, the duplex is configured for comfortable, self-contained living with distinct exterior and parking arrangements.
Located in South Union, the property is presented as a new development within a neighborhood described as somewhat walkable with moderate bike and transit scores. The homes are noted as having no HOA, which supports straightforward ownership and day-to-day management.
With multi-level planning for each unit, the duplex is configured for comfortable, self-contained living with distinct exterior and parking arrangements.
Key Highlights
- Newly constructed duplex (Year Built 2026) with two 3‑bedroom units
- Each unit includes a private 2‑car garage and private driveway
- Each unit offers 3.5 bathrooms and luxury tile work with elegant fixtures
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
$47,387
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
7.07%
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%
$947,740
$947.7K
Cap Rate 7%
$676,957
$677.0K
Cap Rate 9%
$526,522
$526.5K
Market Conditions
NOI Build-Up for 3,618 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
$71.6K $19.80/SF
− Vacancy
−$3.9K −$1.09/SF
EGI
$67.7K $18.71/SF
− OpEx
−$20.3K −$5.61/SF
NOI
$47.4K $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%
$947,740
Cap Rate 7%
$676,957
Cap Rate 9%
$526,522
Alternative Uses
Best Use
Multifamily LT 5
$677.0K
$592.3K – $789.8K
NOI $47,387 @ 7.0% cap · market cap 7.07%
Second Best
Apartment 5plus
$585.6K
$512.4K – $683.2K
NOI $40,989 @ 7.0% cap · market cap 6.12%
Theoretical Best
Office A
$930.3K
$814.1K – $1.09M
NOI $65,124 @ 7.0% cap · market cap 9.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
372
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 - Newly constructed duplex with two 3-bedroom units, each with a 2-car garage, private driveway, and no HOA.
Where is this duplex located?
The property is located at 7451 - 7453 LaSalette Street Houston, TX.
What is the asking price?
The asking price for this property is $669,990.
What are key features of this property?
This property features: Newly constructed duplex (Year Built 2026) with two 3‑bedroom units; Each unit includes a private 2‑car garage and private driveway; Each unit offers 3.5 bathrooms and luxury tile work with elegant fixtures
