Two-Unit Duplex with Modern
New
For Sale
$399,000
8639 Sunderland Rd, Houston, TX 77028
2022 duplex with matching three-bedroom layouts, updated interiors, and connections for in-unit laundry.
Property Size2,320 SF
Days on Market4
Property Features for 8639 Sunderland Rd
General Information
Standard status
Active
Size
2,320 SF
Property subtype
Investment
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,038
Building Details
Building Size
2,320 SF
Year Built
2022
Stories
1
Units
1
Listing Agency:
(832) 846-8609
Listed By:
Michelle Oxendine
(832) 846-8609
Source:
Elliman
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 11 at 7:33AM
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 Michelle Oxendine
Investment Insights
Based on property information with market context.
Built in 2022, this duplex contains two residential units, each offering approximately 1,150 SF with three bedrooms and two baths. Interior features include laminate flooring, granite countertops, tile backsplashes, spacious bedrooms, and washer/dryer connections. The matching layouts provide a consistent configuration across both units.
The property is located at 8639 Sunderland Rd in Houston, with shopping, dining, schools, and major highways identified in the surrounding area. Transportation scores include a BikeScore of 26, a Walk Score of 6, and a Transit Score of 25, reflecting a primarily car-dependent setting with some transit access.
The property is located at 8639 Sunderland Rd in Houston, with shopping, dining, schools, and major highways identified in the surrounding area. Transportation scores include a BikeScore of 26, a Walk Score of 6, and a Transit Score of 25, reflecting a primarily car-dependent setting with some transit access.
Key Highlights
- Two‑unit duplex built in 2022
- Each unit offers approximately 1,150 SF
- Both units feature 3 bedrooms and 2 baths
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
$30,387
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
7.62%
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%
$607,740
$607.7K
Cap Rate 7%
$434,100
$434.1K
Cap Rate 9%
$337,633
$337.6K
Market Conditions
NOI Build-Up for 2,320 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
$45.9K $19.80/SF
− Vacancy
−$2.5K −$1.09/SF
EGI
$43.4K $18.71/SF
− OpEx
−$13.0K −$5.61/SF
NOI
$30.4K $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%
$607,740
Cap Rate 7%
$434,100
Cap Rate 9%
$337,633
Alternative Uses
Best Use
Multifamily LT 5
$434.1K
$379.8K – $506.5K
NOI $30,387 @ 7.0% cap · market cap 7.62%
Second Best
Apartment 5plus
$375.5K
$328.6K – $438.1K
NOI $26,284 @ 7.0% cap · market cap 6.59%
Theoretical Best
Office A
$596.6K
$522.0K – $696.0K
NOI $41,760 @ 7.0% cap · market cap 10.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
403
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 - 2022 duplex with matching three-bedroom layouts, updated interiors, and connections for in-unit laundry.
Where is this duplex located?
The property is located at 8639 Sunderland Rd Houston, TX.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Two‑unit duplex built in 2022; Each unit offers approximately 1,150 SF; Both units feature 3 bedrooms and 2 baths
