Two-Unit Duplex with Private
For Sale
$389,990
9435 Pembrook St, Houston, TX 77016
New construction offers gated parking, open-concept interiors, and separate entries for both residences.
Property Size2,182 SF
Price / SF$178.73
Days on Market135
Property Features for 9435 Pembrook St
General Information
Standard status
Active
Size
2,182 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/2.5BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Amenities
Carpet,Plank,Tile,Vinyl
Yes
4
Low-Emissivity Windows
Washer Hookup,Dryer Hookup
Builder
Quartz Counters,Ceiling Fan(s),Programmable Thermostat
Cleared
4297
Other
Paved
2182
Building Details
Building Size
2,182 SF
Year Built
2026
Buildings
1
Stories
2
Listing Agency:
JLA Realty
(281) 486-1900
Listed By:
Jennifer Barnes · License #0646256
(281) 546-7215
Source:
Garygreene
Added: Apr 22
Changed: Sep 3
Last Checked: Aug 10 at 10:37AM
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 JLA Realty
Investment Insights
Based on property information with market context.
Completed in 2026, this two-story duplex contains two residences with a practical configuration for separate occupancy. Each unit includes 2 bedrooms and 2 1/2 bathrooms, along with an open-concept living area, 10' ceilings, stainless steel appliances, quartz countertops, and a private backyard. Dedicated parking is secured behind an enclosed automatic driveway gate, while separate entries provide added privacy.
The primary suite in each residence features an en suite bathroom with dual vanity sinks, a frameless standing glass shower, and a walk-in closet. The property offers access to the 610 Loop and US 59 and is less than 5 miles from LBJ Hospital. There is no HOA or maintenance fee obligation.
The primary suite in each residence features an en suite bathroom with dual vanity sinks, a frameless standing glass shower, and a walk-in closet. The property offers access to the 610 Loop and US 59 and is less than 5 miles from LBJ Hospital. There is no HOA or maintenance fee obligation.
Key Highlights
- Two‑story duplex with 2 units, each offering 2 bedrooms and 2 1/2 bathrooms
- 10' ceilings, open‑concept layouts, stainless steel appliances, and quartz countertops
- Dedicated parking secured by an enclosed automatic driveway gate
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
$28,579
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
7.33%
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%
$571,580
$571.6K
Cap Rate 7%
$408,271
$408.3K
Cap Rate 9%
$317,544
$317.5K
Market Conditions
NOI Build-Up for 2,182 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
$43.2K $19.80/SF
− Vacancy
−$2.4K −$1.09/SF
EGI
$40.8K $18.71/SF
− OpEx
−$12.2K −$5.61/SF
NOI
$28.6K $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%
$571,580
Cap Rate 7%
$408,271
Cap Rate 9%
$317,544
Alternative Uses
Best Use
Multifamily LT 5
$408.3K
$357.2K – $476.3K
NOI $28,579 @ 7.0% cap · market cap 7.33%
Second Best
Apartment 5plus
$353.1K
$309.0K – $412.0K
NOI $24,720 @ 7.0% cap · market cap 6.34%
Theoretical Best
Office A
$561.1K
$491.0K – $654.6K
NOI $39,276 @ 7.0% cap · market cap 10.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
363
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 - New construction offers gated parking, open-concept interiors, and separate entries for both residences.
Where is this duplex located?
The property is located at 9435 Pembrook St Houston, TX.
What is the asking price?
The asking price for this property is $389,990.
What are key features of this property?
This property features: Two‑story duplex with 2 units, each offering 2 bedrooms and 2 1/2 bathrooms; 10' ceilings, open‑concept layouts, stainless steel appliances, and quartz countertops; Dedicated parking secured by an enclosed automatic driveway gate
