New Construction
New
For Sale
$425,000
8208 Sterlingshire Street A/B, Houston, TX 77078
Two-unit property with modern interiors and one unit currently available for lease.
Property Size2,473 SF
Price / SF$171.86
Days on Market6
Property Features for 8208 Sterlingshire Street A/B
General Information
Standard status
Active
Size
2,473 SF
Property subtype
Multi-Family
Additional Details
Highway Access
Yes
Multifamily Units
2
Amenities
Yes
2
3
Builder
Cleared
3575
Appraiser
2473
Building Details
Building Size
2,473 SF
Year Built
2026
Buildings
1
Stories
2
Listing Agency:
Realm Real Estate Professionals - Katy
(346) 471-1471
Listed By:
Marina Levin · License #0803031
(346) 471-1471
Source:
Garygreene
Added: Aug 7
Changed: Aug 10
Last Checked: Aug 11 at 4:58AM
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 Realm Real Estate Professionals - Katy
Investment Insights
Based on property information with market context.
This 2026-built duplex contains 2,473 square feet and offers matching two-story residences designed around open-concept living. Each unit includes 3 bedrooms, 2.5 baths, abundant natural light, granite countertops, streamlined cabinetry, and stainless steel appliances. Unit B is currently available for lease, while the property’s two-unit configuration supports both owner-occupancy and rental use.
The property is located approximately 20 minutes from Downtown Houston, with access to major freeways and proximity to the expanding LBJ Hospital development. The address is 8208 Sterlingshire Street A/B, Houston, TX 77078.
The property is located approximately 20 minutes from Downtown Houston, with access to major freeways and proximity to the expanding LBJ Hospital development. The address is 8208 Sterlingshire Street A/B, Houston, TX 77078.
Key Highlights
- 2026‑built duplex with 2,473 square feet
- Each unit offers 3 bedrooms and 2.5 baths
- Open‑concept layouts with abundant natural light
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
$32,391
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
7.62%
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%
$647,820
$647.8K
Cap Rate 7%
$462,729
$462.7K
Cap Rate 9%
$359,900
$359.9K
Market Conditions
NOI Build-Up for 2,473 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
$49.0K $19.80/SF
− Vacancy
−$2.7K −$1.09/SF
EGI
$46.3K $18.71/SF
− OpEx
−$13.9K −$5.61/SF
NOI
$32.4K $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%
$647,820
Cap Rate 7%
$462,729
Cap Rate 9%
$359,900
Alternative Uses
Best Use
Multifamily LT 5
$462.7K
$404.9K – $539.9K
NOI $32,391 @ 7.0% cap · market cap 7.62%
Second Best
Apartment 5plus
$400.2K
$350.2K – $467.0K
NOI $28,017 @ 7.0% cap · market cap 6.59%
Theoretical Best
Office A
$635.9K
$556.4K – $741.9K
NOI $44,514 @ 7.0% cap · market cap 10.47%
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
168
Businesses Nearby
Explore this area
Business Placement
Demographics for 77078, TX
14,855
Population
5,607
Households
2.6
Avg Household Size
33
Median Age
12%
College-Educated
73%
High-School Grad
10.3 sq mi
ZIP Area
1,442
Density / Sq Mi
$38,838
Median Household Income
$28,600
Median Earnings
$1,336
Median Rent
$151,500
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 property with modern interiors and one unit currently available for lease.
Where is this duplex located?
The property is located at 8208 Sterlingshire Street A/B Houston, TX.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 2026‑built duplex with 2,473 square feet; Each unit offers 3 bedrooms and 2.5 baths; Open‑concept layouts with abundant natural light
