New Construction
New
For Sale
$425,000
8210 Sterlingshire St A/B, Houston, TX 77078
Two modern residences feature open layouts, granite countertops, and stainless steel appliances.
Property Size2,473 SF
Days on Market4
Property Features for 8210 Sterlingshire St A/B
General Information
Standard status
Active
Size
2,473 SF
Property subtype
Investment
Building Details
Building Size
2,473 SF
Year Built
2026
Stories
2
Listing Agency:
Nextgen Real Estate Properties
(713) 906-0212
Listed By:
Stelle Soto
(713) 906-0212
Source:
Elliman
Added: Aug 9
Changed: Aug 10
Last Checked: Aug 11 at 10:26AM
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 Nextgen Real Estate Properties
Investment Insights
Based on property information with market context.
Built in 2026, this duplex contains two residences, each with three bedrooms and two-and-a-half baths. Both units feature open-concept interiors, substantial natural light, granite countertops, contemporary cabinetry, and stainless steel appliances. Unit B is currently available for lease, while the property also suits an owner-occupant seeking a second residential unit for rental use.
The property is located at 8210 Sterlingshire St A/B in Houston, approximately 20 minutes from Downtown Houston. Access to major freeways supports travel throughout the area, and the property is near the expanding LBJ Hospital development. WalkScore is 5, BikeScore is 28, and TransitScore is 37.
The property is located at 8210 Sterlingshire St A/B in Houston, approximately 20 minutes from Downtown Houston. Access to major freeways supports travel throughout the area, and the property is near the expanding LBJ Hospital development. WalkScore is 5, BikeScore is 28, and TransitScore is 37.
Key Highlights
- Duplex built in 2026 with two three‑bedroom residences
- Each unit includes 3 bedrooms and 2.5 baths
- Open‑concept interiors 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
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 modern residences feature open layouts, granite countertops, and stainless steel appliances.
Where is this duplex located?
The property is located at 8210 Sterlingshire St 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: Duplex built in 2026 with two three‑bedroom residences; Each unit includes 3 bedrooms and 2.5 baths; Open‑concept interiors with abundant natural light
