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    New Construction Modern Custom Duplex Title is generated by Realmo AI

    8318 Brandon St, Houston, TX 77051

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    For Sale
    $475,000

    New construction duplex perfect for rental income or multigenerational living.

    Type:Investment
    Property size:
    2,422 SF
    Lot size:
    0.11 Acres
    Price / SF:
    $196/SF
    Added:
    Mar 24, 2026
    Days on Market:
    72
    Last Refresh:
    Mar 21 at 8:05 am

    Property Features for 8318 Brandon St

    General Information

    Standard status
    Active
    Size
    2,422 SF
    Lot size
    0.11 Acres
    Property subtype
    Investment

    Building Details

    Year Built
    2025

    We can help!

    Listing Contact
    Joseph Joubert

    Listing agent Joseph Joubert

    Listing office

    Listing date Mar 24, 2026

    Source Elliman

    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 Joseph Joubert

    HighLights

    • New construction duplex completed 12/10/25 with Texas 1‑2‑10 Limited Warranty.
    • Ideal for multigenerational living, house hacking, Airbnb, or long‑term rental income.
    • Enjoy the quartz countertops, large island, shaker cabinetry, 5 burner gas oven with pot filler, and soft closing drawers.
    • Relax in the primary bedroom with a large rainfall shower.
    • Minutes from HWY 610, HWY 288, Texas Medical Center, NRG Stadium & University of Houston.
    • No HOA, No MUD.

    Overview

    This new construction modern custom duplex, completed on December 10, 2025, features a Texas 1-2-10 Express Limited Warranty, covering workmanship and materials for one year, delivery portion of systems for two years, and major structural defects for ten years. Each side of the duplex offers 1,211 square feet of living space, with 3 bedrooms and 2 bathrooms. Interior features include luxury vinyl plank flooring and upgraded fixtures throughout. The living room in each unit includes an electric fireplace. The open kitchen is equipped with quartz countertops, a large island, shaker cabinetry, a 5-burner gas oven with pot filler, a refrigerator, soft-closing drawers, and a deep kitchen sink. The primary bedroom includes a large rainfall shower. A back patio provides space for entertaining or relaxing. Lighting is installed both inside and outside. A Vivint alarm system is included. This property is suitable for multigenerational living, house hacking, Airbnb, or long-term rental income. Its location offers proximity to Highway 610, Highway 288, the Texas Medical Center, NRG Stadium, and the University of Houston. The property offers modern living and future growth potential. There is no HOA or MUD.

    Local Financial Insights For Multifamily LT 5

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $48.0k $19.80
    − Vacancy −$2.6k −$1.09
    EGI $45.3k $18.71
    − OpEx −$13.6k −$5.61
    NOI $31.7k $13.10
    2,422 SF · lease $19.80/SF/yr · vacancy 5.50% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $453.2K
    $396.5K – $528.7K (±1% cap)
    NOI $31,723 @ 7.0% cap · market cap 6.68%
    Second Best
    Apartment 5plus
    $392.0K
    $343.0K – $457.3K (±1% cap)
    NOI $27,439 @ 7.0% cap · market cap 5.78%
    Theoretical Best
    Office A
    $622.8K
    $545.0K – $726.6K (±1% cap)
    NOI $43,596 @ 7.0% cap · market cap 9.18%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Houston
    County
    Fort Bend
    State
    Texas
    Longitude
    -95.36977
    Latitude
    29.671255

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    FAQs

    What type of property is this?
    Duplex - New construction duplex perfect for rental income or multigenerational living.
    Where is this duplex located?
    The property is located at 8318 Brandon St Houston, TX.
    What is the asking price?
    The asking price for this property is $475,000.
    What are key features of this property?
    This property features: New construction duplex completed 12/10/25 with Texas 1‑2‑10 Limited Warranty.; Ideal for multigenerational living, house hacking, Airbnb, or long‑term rental income.; Enjoy the quartz countertops, large island, shaker cabinetry, 5 burner gas oven with pot filler, and soft closing drawers.
    (713) 396-6303
    We can help!
    Listing Contact
    Joseph Joubert
    Request Owner's contact information
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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