Two-Story
For Sale
$405,000
8639 Peachtree St, Houston, TX 77016
Recently constructed property with matching residences, modern kitchens, and laundry hookups in northeast Houston.
Property Size2,300 SF
Price / SF$176.09
Days on Market115
Property Features for 8639 Peachtree St
General Information
Standard status
Active
Size
2,300 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Building Details
Year Built
2024
Buildings
1
Stories
2
Listing Agency:
La Palma Realty
(281) 397-0094
Listed By:
Christina Tantoco
(713) 701-7545
Source:
Exprealty
Added: May 11
Changed: Aug 31
Last Checked: Sep 1 at 10:34PM
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 La Palma Realty
Investment Insights
Based on property information with market context.
Completed in 2024, this two-story duplex contains two matching residences totaling approximately 2,300 SF. Each unit offers three bedrooms, two-and-a-half bathrooms, and approximately 1,150 SF of living space. Interior features include laminate flooring, granite kitchen countertops, backsplash finishes, ample cabinetry, washer and dryer connections, bedroom closets, and tub-equipped bathrooms.
The property is located in northeast Houston within a quiet residential neighborhood. Major roads, schools, shopping, and local services are accessible from the area. The property is available for drive-by viewing only, with interior access arranged by appointment.
The property is located in northeast Houston within a quiet residential neighborhood. Major roads, schools, shopping, and local services are accessible from the area. The property is available for drive-by viewing only, with interior access arranged by appointment.
Key Highlights
- Two‑story duplex completed in 2024
- Two matching units, each with 3 bedrooms and 2.5 bathrooms
- Approximately 2,300 SF total; each unit is approximately 1, 150 SF
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
$30,125
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
7.44%
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%
$602,500
$602.5K
Cap Rate 7%
$430,357
$430.4K
Cap Rate 9%
$334,722
$334.7K
Market Conditions
NOI Build-Up for 2,300 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
$45.5K $19.80/SF
− Vacancy
−$2.5K −$1.09/SF
EGI
$43.0K $18.71/SF
− OpEx
−$12.9K −$5.61/SF
NOI
$30.1K $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%
$602,500
Cap Rate 7%
$430,357
Cap Rate 9%
$334,722
Alternative Uses
Best Use
Multifamily LT 5
$430.4K
$376.6K – $502.1K
NOI $30,125 @ 7.0% cap · market cap 7.44%
Second Best
Apartment 5plus
$372.2K
$325.7K – $434.3K
NOI $26,057 @ 7.0% cap · market cap 6.43%
Theoretical Best
Office A
$591.4K
$517.5K – $690.0K
NOI $41,400 @ 7.0% cap · market cap 10.22%
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
269
Businesses Nearby
Explore this area
Business Placement
Demographics for 77016, TX
29,966
Population
11,131
Households
2.7
Avg Household Size
37
Median Age
11%
College-Educated
75%
High-School Grad
9.9 sq mi
ZIP Area
3,027
Density / Sq Mi
$46,411
Median Household Income
$30,510
Median Earnings
$1,163
Median Rent
$111,900
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 - Recently constructed property with matching residences, modern kitchens, and laundry hookups in northeast Houston.
Where is this duplex located?
The property is located at 8639 Peachtree St 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: Two‑story duplex completed in 2024; Two matching units, each with 3 bedrooms and 2.5 bathrooms; Approximately 2,300 SF total; each unit is approximately 1, 150 SF
