Two-Unit Duplex
New
For Sale
$305,000
8149 Easton St, Houston, TX 77017
Two distinct living areas provide flexibility for household use or separate occupancy.
Property Size1,106 SF
Days on Market4
Property Features for 8149 Easton St
General Information
Standard status
Active
Size
1,106 SF
Property subtype
Investment
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,781
Building Details
Building Size
1,106 SF
Year Built
1936
Buildings
2
Stories
1
Units
2
Listing Agency:
Texan Preferred Realty
(713) 515-9004
Listed By:
Vallerie Davis · License #659907
(713) 515-9004
Source:
Elliman
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 10 at 7:55AM
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 Texan Preferred Realty
Investment Insights
Based on property information with market context.
Located at 8149 Easton St in Houston, this duplex property includes a primary residence with two bedrooms and one bathroom, along with a detached rear conversion offering the same bedroom and bath count. The layout creates two separate living areas on one lot, supporting rental arrangements, extended-family use, or additional private space.
The property also includes side and rear yard areas. Built in 1936, it is positioned near major highways, shopping, dining, and schools. Walk Score is 40, Bike Score is 42, and Transit Score is 36.
The property also includes side and rear yard areas. Built in 1936, it is positioned near major highways, shopping, dining, and schools. Walk Score is 40, Bike Score is 42, and Transit Score is 36.
Key Highlights
- Two separate living areas on one lot
- Main residence includes 2 beds/1 bath
- Detached rear conversion includes 2 beds/1 bath
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
$14,486
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
4.75%
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%
$289,720
$289.7K
Cap Rate 7%
$206,943
$206.9K
Cap Rate 9%
$160,956
$161.0K
Market Conditions
NOI Build-Up for 1,106 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
$21.9K $19.80/SF
− Vacancy
−$1.2K −$1.09/SF
EGI
$20.7K $18.71/SF
− OpEx
−$6.2K −$5.61/SF
NOI
$14.5K $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%
$289,720
Cap Rate 7%
$206,943
Cap Rate 9%
$160,956
Alternative Uses
Best Use
Multifamily LT 5
$206.9K
$181.1K – $241.4K
NOI $14,486 @ 7.0% cap · market cap 4.75%
Second Best
Apartment 5plus
$179.0K
$156.6K – $208.8K
NOI $12,530 @ 7.0% cap · market cap 4.11%
Theoretical Best
Office A
$284.4K
$248.9K – $331.8K
NOI $19,908 @ 7.0% cap · market cap 6.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
443
Businesses Nearby
Explore this area
Business Placement
Demographics for 77017, TX
31,659
Population
11,281
Households
2.8
Avg Household Size
34
Median Age
10%
College-Educated
59%
High-School Grad
9.6 sq mi
ZIP Area
3,298
Density / Sq Mi
$53,750
Median Household Income
$32,771
Median Earnings
$1,049
Median Rent
$146,600
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 distinct living areas provide flexibility for household use or separate occupancy.
Where is this duplex located?
The property is located at 8149 Easton St Houston, TX.
What is the asking price?
The asking price for this property is $305,000.
What are key features of this property?
This property features: Two separate living areas on one lot; Main residence includes 2 beds/1 bath; Detached rear conversion includes 2 beds/1 bath
