New-Construction Duplex with Modern
For Sale
$385,000
9722 Tuffly St, Houston, TX 77029
Two-unit property offers open layouts, quartz kitchens, and private covered entries.
Property Size2,298 SF
Price / SF$167.54
Days on Market175
Property Features for 9722 Tuffly St
General Information
Standard status
Active
Size
2,298 SF
Property subtype
Multi-Family
Additional Details
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,148
Amenities
Carpet,Tile
Yes
2
3
Builder
Quartz Counters
2500
Two
25X100
Appraiser
2298
Building Details
Building Size
2,298 SF
Year Built
2025
Buildings
1
Stories
2
Listing Agency:
Champions NextGen Real Estate
(832) 350-6667
Listed By:
James Nelson
(832) 350-6667
Source:
Garygreene
Added: Mar 10
Changed: Aug 30
Last Checked: Aug 30 at 11:20PM
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 Champions NextGen Real Estate
Investment Insights
Based on property information with market context.
Completed in 2025, this 2,298-square-foot duplex contains two residences with open-concept interiors and contemporary finish packages. Interior details include luxury vinyl plank flooring, recessed lighting, ceiling fans, walk-in closets, and bathrooms with designer tile surrounds, upgraded vanities, and matte black fixtures. Kitchens feature quartz countertops, custom cabinetry, pendant lighting, and stainless steel appliances.
Private covered entries and a wide concrete driveway serve the property. The location provides access to I-10 and is minutes from Downtown Houston, shopping, and major employment centers. The configuration supports both owner-occupancy and investment use, as identified in the property information.
Private covered entries and a wide concrete driveway serve the property. The location provides access to I-10 and is minutes from Downtown Houston, shopping, and major employment centers. The configuration supports both owner-occupancy and investment use, as identified in the property information.
Key Highlights
- Two‑unit duplex completed in 2025
- 2,298 SF of total property area
- Open‑concept layouts with luxury vinyl plank 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
$30,099
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
7.82%
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%
$601,980
$602.0K
Cap Rate 7%
$429,986
$430.0K
Cap Rate 9%
$334,433
$334.4K
Market Conditions
NOI Build-Up for 2,298 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%
$601,980
Cap Rate 7%
$429,986
Cap Rate 9%
$334,433
Alternative Uses
Best Use
Multifamily LT 5
$430.0K
$376.2K – $501.7K
NOI $30,099 @ 7.0% cap · market cap 7.82%
Second Best
Apartment 5plus
$371.9K
$325.4K – $433.9K
NOI $26,034 @ 7.0% cap · market cap 6.76%
Theoretical Best
Office A
$590.9K
$517.1K – $689.4K
NOI $41,364 @ 7.0% cap · market cap 10.74%
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
162
Businesses Nearby
Explore this area
Business Placement
Demographics for 77029, TX
17,044
Population
6,386
Households
2.7
Avg Household Size
36
Median Age
9%
College-Educated
62%
High-School Grad
10.6 sq mi
ZIP Area
1,608
Density / Sq Mi
$49,601
Median Household Income
$32,614
Median Earnings
$1,129
Median Rent
$115,400
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 - Two-unit property offers open layouts, quartz kitchens, and private covered entries.
Where is this duplex located?
The property is located at 9722 Tuffly St Houston, TX.
What is the asking price?
The asking price for this property is $385,000.
What are key features of this property?
This property features: Two‑unit duplex completed in 2025; 2,298 SF of total property area; Open‑concept layouts with luxury vinyl plank flooring
