New Duplex in
For Sale
$380,000
8211 Barlow St, Houston, TX 77028
Newly constructed duplex near Downtown Houston with modern finishes.
Property Size2,508 SF
Lot Size0.07 Acres
Days on Market270
Property Features for 8211 Barlow St
General Information
Standard status
Active
Size
2,508 SF
Lot size
0.07 Acres
Property subtype
Investment
Lease Term
12 months
Taxes and HOA fees
Annual Taxes
$8,038
Building Details
Building Size
2,508 SF
Year Built
2023
Stories
2
Units
1
Listing Agency:
(855) 755-4265
Listed By:
Anthony Giglio
(855) 755-4265
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 19
Last Checked: Aug 24 at 6:59AM
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 Anthony Giglio
Investment Insights
Based on property information with market context.
Located in the rapidly developing Settegast neighborhood, this newly constructed duplex at 8211 Barlow Street offers contemporary design and functional living. Each of the two units features 3 bedrooms and 2.5 bathrooms. The units offer 1,190 sq ft layouts. Modern finishes include luxury vinyl flooring, quartz countertops, and stainless-steel appliances. The open-concept design promotes a seamless flow between living, dining, and kitchen areas. Central electric heating and cooling systems ensure year-round comfort. The property is located minutes from Downtown Houston.
Key Highlights
- Newly constructed duplex in 2023, offering modern living.
- Located in the rapidly developing Settegast neighborhood, minutes from Downtown Houston.
- Each unit features 3 bedrooms and 2.5 bathrooms, ideal for families or tenants.
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
$32,849
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
8.64%
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%
$656,980
$657.0K
Cap Rate 7%
$469,271
$469.3K
Cap Rate 9%
$364,989
$365.0K
Market Conditions
NOI Build-Up for 2,508 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
$49.7K $19.80/SF
− Vacancy
−$2.7K −$1.09/SF
EGI
$46.9K $18.71/SF
− OpEx
−$14.1K −$5.61/SF
NOI
$32.8K $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%
$656,980
Cap Rate 7%
$469,271
Cap Rate 9%
$364,989
Alternative Uses
Best Use
Multifamily LT 5
$469.3K
$410.6K – $547.5K
NOI $32,849 @ 7.0% cap · market cap 8.64%
Second Best
Apartment 5plus
$405.9K
$355.2K – $473.6K
NOI $28,414 @ 7.0% cap · market cap 7.48%
Theoretical Best
Office A
$644.9K
$564.3K – $752.4K
NOI $45,144 @ 7.0% cap · market cap 11.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
198
Businesses Nearby
Explore this area
Business Placement
Demographics for 77028, TX
18,701
Population
7,102
Households
2.6
Avg Household Size
35
Median Age
8%
College-Educated
69%
High-School Grad
9.1 sq mi
ZIP Area
2,055
Density / Sq Mi
$36,244
Median Household Income
$28,099
Median Earnings
$1,115
Median Rent
$108,200
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 near Downtown Houston with modern finishes.
Where is this duplex located?
The property is located at 8211 Barlow St Houston, TX.
What is the asking price?
The asking price for this property is $380,000.
What are key features of this property?
This property features: Newly constructed duplex in 2023, offering modern living.; Located in the rapidly developing Settegast neighborhood, minutes from Downtown Houston.; Each unit features 3 bedrooms and 2.5 bathrooms, ideal for families or tenants.
