Triplex with Front Home and Two Rear
For Sale
$410,000
8221 Brockton Street, Houston, TX 77017
Front single-family home plus two rear apartments, each with 2 bedrooms and 1 bathroom, on a corner lot.
Property Size900 SF
Price / SF$455.56
Days on Market84
Property Features for 8221 Brockton Street
General Information
Standard status
Active
Size
900 SF
Property subtype
Multi-Family
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$8,358
Amenities
Yes
1
2
Appraiser
Corner Lot
9375
Two
900
Building Details
Building Size
900 SF
Year Built
1948
Stories
1
Tenancy
Multi
Listing Agency:
D&R Real Estate
(281) 444-5140
Listed By:
Jamie Berlin
(281) 728-6436
Source:
Garygreene
Added: Jun 25
Changed: Sep 15
Last Checked: Sep 15 at 6:28AM
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 D&R Real Estate
Investment Insights
Based on property information with market context.
This triplex includes one front single-family home and two rear apartments. The front residence offers a private home feel, while the two rear units each provide 2 bedrooms and 1 bathroom, creating separate living spaces within the same property.
The home sits on a corner lot and was built in 1948. The location offers convenient access to major employment and daily needs, with William P. Hobby Airport, the University of Houston, and Downtown Houston described as nearby. Quick connectivity to I-610 and TX-225 supports straightforward commuting throughout Houston.
Overall, the property’s practical layout provides a front-and-back configuration with multiple dwelling units, which can be appealing for a buyer seeking to combine owner occupancy and rental income under one roof.
The home sits on a corner lot and was built in 1948. The location offers convenient access to major employment and daily needs, with William P. Hobby Airport, the University of Houston, and Downtown Houston described as nearby. Quick connectivity to I-610 and TX-225 supports straightforward commuting throughout Houston.
Overall, the property’s practical layout provides a front-and-back configuration with multiple dwelling units, which can be appealing for a buyer seeking to combine owner occupancy and rental income under one roof.
Key Highlights
- Corner lot triplex with a front single‑family home and two rear apartments
- Front home plus two rear apartments, each with 2 bedrooms and 1 bathroom
- Two‑building‑style layout: one front residence and two rear units on the same property
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
$11,788
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
2.88%
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%
$235,760
$235.8K
Cap Rate 7%
$168,400
$168.4K
Cap Rate 9%
$130,978
$131.0K
Market Conditions
NOI Build-Up for 900 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
$17.8K $19.80/SF
− Vacancy
−$980 −$1.09/SF
EGI
$16.8K $18.71/SF
− OpEx
−$5.1K −$5.61/SF
NOI
$11.8K $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%
$235,760
Cap Rate 7%
$168,400
Cap Rate 9%
$130,978
Alternative Uses
Best Use
Multifamily LT 5
$168.4K
$147.4K – $196.5K
NOI $11,788 @ 7.0% cap · market cap 2.88%
Second Best
Apartment 5plus
$145.7K
$127.5K – $169.9K
NOI $10,196 @ 7.0% cap · market cap 2.49%
Theoretical Best
Office A
$231.4K
$202.5K – $270.0K
NOI $16,200 @ 7.0% cap · market cap 3.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
401
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
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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?
Triplex - Front single-family home plus two rear apartments, each with 2 bedrooms and 1 bathroom, on a corner lot.
Where is this triplex located?
The property is located at 8221 Brockton Street Houston, TX.
What is the asking price?
The asking price for this property is $410,000.
What are key features of this property?
This property features: Corner lot triplex with a front single‑family home and two rear apartments; Front home plus two rear apartments, each with 2 bedrooms and 1 bathroom; Two‑building‑style layout: one front residence and two rear units on the same property
