New Construction Duplex with Gated
New
For Sale
$405,000
8408 Darien St A/B, Houston, TX 77028
Newly built duplex with matching residences, open living areas, and automatic driveway security.
Property Size2,484 SF
Price / SF$163.04
Days on Market2
Property Features for 8408 Darien St A/B
General Information
Standard status
Active
Size
2,484 SF
Property subtype
Investment
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$821
Amenities
automatic gate
Building Details
Building Size
2,484 SF
Year Built
2026
Buildings
1
Stories
2
Units
1
Listing Agency:
EXP REALTY LLC
(832) 280-7122
Listed By:
Catherine Romero · License #0767292
(832) 280-7122
Source:
Elliman
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 9 at 8:28AM
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 EXP REALTY LLC
Investment Insights
Based on property information with market context.
Completed in 2026, this duplex contains 2,484 square feet and two matching three-bedroom, two-and-a-half-bath residences. Each unit places the living, dining, and kitchen areas in an open first-floor arrangement, with a utility room offering gas and electric dryer connections. Bedrooms are located upstairs for separation from the main living space.
The primary suite in each residence includes two closets, a double-vanity bathroom, and a walk-in shower. The secondary bedrooms share a Jack-and-Jill-style bathroom with access from both rooms. An automatic driveway gate serves the property, and the homes include modern finishes. Located in Houston, the property has a walk score of 14, a bike score of 35, and a transit score of 34.
The primary suite in each residence includes two closets, a double-vanity bathroom, and a walk-in shower. The secondary bedrooms share a Jack-and-Jill-style bathroom with access from both rooms. An automatic driveway gate serves the property, and the homes include modern finishes. Located in Houston, the property has a walk score of 14, a bike score of 35, and a transit score of 34.
Key Highlights
- 2,484‑square‑foot duplex completed in 2026
- Two identical units, each with 3 bedrooms and 2.5 baths
- Open‑concept living, dining, and kitchen areas on the first floor
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
$32,535
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
8.03%
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%
$650,700
$650.7K
Cap Rate 7%
$464,786
$464.8K
Cap Rate 9%
$361,500
$361.5K
Market Conditions
NOI Build-Up for 2,484 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
$49.2K $19.80/SF
− Vacancy
−$2.7K −$1.09/SF
EGI
$46.5K $18.71/SF
− OpEx
−$13.9K −$5.61/SF
NOI
$32.5K $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%
$650,700
Cap Rate 7%
$464,786
Cap Rate 9%
$361,500
Alternative Uses
Best Use
Multifamily LT 5
$464.8K
$406.7K – $542.3K
NOI $32,535 @ 7.0% cap · market cap 8.03%
Second Best
Apartment 5plus
$402.0K
$351.8K – $469.0K
NOI $28,142 @ 7.0% cap · market cap 6.95%
Theoretical Best
Office A
$638.7K
$558.9K – $745.2K
NOI $44,712 @ 7.0% cap · market cap 11.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
325
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 built duplex with matching residences, open living areas, and automatic driveway security.
Where is this duplex located?
The property is located at 8408 Darien St A/B Houston, TX.
What is the asking price?
The asking price for this property is $405,000.
What are key features of this property?
This property features: 2,484‑square‑foot duplex completed in 2026; Two identical units, each with 3 bedrooms and 2.5 baths; Open‑concept living, dining, and kitchen areas on the first floor
