Duplex Home with Rental
For Sale
$585,000
7908 Brandon St, Houston, TX 77051
Live in one unit and rent the other, with key appliances included for immediate occupancy or tenant readiness.
Property Size3,600 SF
Price / SF$162.50
Days on Market102
Property Features for 7908 Brandon St
General Information
Standard status
Active
Size
3,600 SF
Property subtype
Multi-Family
Additional Details
Highway Access
Yes
Building Details
Year Built
2025
Listing Agency:
Vive Realty LLC
Listed By:
Rocio Perez
(832) 964-5472
Source:
Doorstephomegroup
Added: Jun 12
Changed: Sep 19
Last Checked: Sep 21 at 11:33AM
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 Vive Realty LLC
Investment Insights
Based on property information with market context.
This duplex is set up for flexible use, letting you live on one side while renting the other. The offering includes items shown inside, such as appliances and a washer, dryer, refrigerator, and TV, which can help support an easy move-in or quick turn for the rental side.
The property is described as conveniently located just minutes from Highway 610 and Highway 288, with access to the Texas Medical Center, NRG Stadium (home of the Houston Texans), and the University of Houston. The remarks note approximately 10 minutes to the Medical Center and NRG Stadium, and about 12 minutes to the University of Houston.
For buyers looking for a residential income setup, this configuration can provide a built-in rental opportunity while still maintaining an owner-occupied option. The included in-unit components may reduce the immediate costs of furnishing and outfitting the space, supporting practical day-one readiness for either living or renting.
The property is described as conveniently located just minutes from Highway 610 and Highway 288, with access to the Texas Medical Center, NRG Stadium (home of the Houston Texans), and the University of Houston. The remarks note approximately 10 minutes to the Medical Center and NRG Stadium, and about 12 minutes to the University of Houston.
For buyers looking for a residential income setup, this configuration can provide a built-in rental opportunity while still maintaining an owner-occupied option. The included in-unit components may reduce the immediate costs of furnishing and outfitting the space, supporting practical day-one readiness for either living or renting.
Key Highlights
- Year built 2025
- Duplex‑style setup to live in one side and rent out the other
- Includes key appliances: appliances, washer, dryer, refrigerator, and TV
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
$47,152
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
8.06%
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%
$943,040
$943.0K
Cap Rate 7%
$673,600
$673.6K
Cap Rate 9%
$523,911
$523.9K
Market Conditions
NOI Build-Up for 3,600 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
$71.3K $19.80/SF
− Vacancy
−$3.9K −$1.09/SF
EGI
$67.4K $18.71/SF
− OpEx
−$20.2K −$5.61/SF
NOI
$47.2K $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%
$943,040
Cap Rate 7%
$673,600
Cap Rate 9%
$523,911
Alternative Uses
Best Use
Multifamily LT 5
$673.6K
$589.4K – $785.9K
NOI $47,152 @ 7.0% cap · market cap 8.06%
Second Best
Apartment 5plus
$582.6K
$509.8K – $679.8K
NOI $40,785 @ 7.0% cap · market cap 6.97%
Theoretical Best
Office A
$925.7K
$810.0K – $1.08M
NOI $64,800 @ 7.0% cap · market cap 11.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
319
Businesses Nearby
Explore this area
Business Placement
Demographics for 77051, TX
18,323
Population
7,453
Households
2.5
Avg Household Size
34
Median Age
15%
College-Educated
78%
High-School Grad
7.4 sq mi
ZIP Area
2,476
Density / Sq Mi
$40,030
Median Household Income
$31,914
Median Earnings
$1,332
Median Rent
$171,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Live in one unit and rent the other, with key appliances included for immediate occupancy or tenant readiness.
Where is this duplex located?
The property is located at 7908 Brandon St Houston, TX.
What is the asking price?
The asking price for this property is $585,000.
What are key features of this property?
This property features: Year built 2025; Duplex‑style setup to live in one side and rent out the other; Includes key appliances: appliances, washer, dryer, refrigerator, and TV
