Three-Bedroom Duplex with Bonus
New
For Sale
$172,000
9602 Stockwell Drive, Houston, TX 77083
Functional duplex layout with a detached backyard room suited to office, guest, hobby, or storage use.
Property Size1,064 SF
Price / SF$161.65
Days on Market5
Property Features for 9602 Stockwell Drive
General Information
Standard status
Active
Size
1,064 SF
Property subtype
Multi-Family
Property Condition
Severity
Repairs Needed
Evidence
cosmetic updates
Building Details
Year Built
1982
Listing Agency:
Fathom Realty
Listed By:
Texas Home Shop Realty
(281) 216-6150
Source:
Texashomeshoprealty
Added: Sep 11
Changed: Sep 14
Last Checked: Sep 15 at 7:15AM
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 Fathom Realty
Investment Insights
Based on property information with market context.
This duplex, built in 1982, provides 1,064 square feet with three bedrooms and two bathrooms. The interior has a functional layout and requires cosmetic improvements, including paint and flooring, allowing the next owner to personalize the space. A detached 12x12 room in the backyard adds a bathroom and closet for flexible use as an office, hobby room, guest space, or storage area.
The property is positioned near shopping, dining, schools, and major roadways. The A/C condenser and attic insulation were replaced a few years ago, adding documented updates to the property’s core systems.
The property is positioned near shopping, dining, schools, and major roadways. The A/C condenser and attic insulation were replaced a few years ago, adding documented updates to the property’s core systems.
Key Highlights
- Three‑bedroom, two‑bathroom duplex with 1,064 square feet
- Detached 12x12 backyard room with bathroom and closet
- Functional floor plan with cosmetic update needs including paint and flooring
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
$11,281
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
6.56%
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%
$225,620
$225.6K
Cap Rate 7%
$161,157
$161.2K
Cap Rate 9%
$125,344
$125.3K
Market Conditions
NOI Build-Up for 1,064 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
$17.2K $16.20/SF
− Vacancy
−$1.1K −$1.05/SF
EGI
$16.1K $15.15/SF
− OpEx
−$4.8K −$4.54/SF
NOI
$11.3K $10.60/SF
Area
ZIP 77083
Vacancy
6.50%
Lease Rate
$16.20 /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%
$225,620
Cap Rate 7%
$161,157
Cap Rate 9%
$125,344
Alternative Uses
Best Use
Multifamily LT 5
$161.2K
$141.0K – $188.0K
NOI $11,281 @ 7.0% cap · market cap 6.56%
Second Best
Apartment 5plus
$142.4K
$124.6K – $166.2K
NOI $9,971 @ 7.0% cap · market cap 5.80%
Theoretical Best
Office A
$273.6K
$239.4K – $319.2K
NOI $19,152 @ 7.0% cap · market cap 11.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
408
Businesses Nearby
Explore this area
Business Placement
Demographics for 77083, TX
73,763
Population
23,872
Households
3.1
Avg Household Size
37
Median Age
25%
College-Educated
79%
High-School Grad
10.4 sq mi
ZIP Area
7,093
Density / Sq Mi
$65,349
Median Household Income
$31,352
Median Earnings
$1,375
Median Rent
$223,100
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Functional duplex layout with a detached backyard room suited to office, guest, hobby, or storage use.
Where is this duplex located?
The property is located at 9602 Stockwell Drive Houston, TX.
What is the asking price?
The asking price for this property is $172,000.
What are key features of this property?
This property features: Three‑bedroom, two‑bathroom duplex with 1,064 square feet; Detached 12x12 backyard room with bathroom and closet; Functional floor plan with cosmetic update needs including paint and flooring
