Luxury Townhome Duplex in
For Sale
$469,900
9756-9760 Grosbeak Ln, Magnolia, TX 77354
Leased townhome duplex near The Woodlands with modern amenities.
Property Size2,662 SF
Lot Size0.18 Acres
Days on Market166
Property Features for 9756-9760 Grosbeak Ln
General Information
Standard status
Active
Size
2,662 SF
Lot size
0.18 Acres
Property subtype
Investment
Lease Term
12 months
Taxes and HOA fees
Annual Taxes
$16,891
Building Details
Building Size
2,662 SF
Year Built
2022
Stories
1
Units
2
Listing Agency:
Signature Real Estate
(713) 952-3200
Listed By:
Erion Shehaj · License #0516948
(713) 952-3200
Source:
Elliman
Added: Mar 10
Changed: Aug 8
Last Checked: Aug 21 at 9:54AM
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 Signature Real Estate
Investment Insights
Based on property information with market context.
This is a 100% leased, luxury attached townhome community located in a growing market just 3 miles west of The Woodlands. Positioned in a location where residents can access retail, dining, and hospitals in The Woodlands with a short drive. The Magnolia area has experienced a 50% population growth in the last decade. Each unit features 3 bedrooms, 2 baths, and a 2-car garage, along with a fenced backyard and covered back patios. The interiors include large living rooms and island kitchens equipped with stainless steel appliances, granite counters, tile backsplash, brushed nickel pendant lights and fixtures, and cultured marble square vanity sinks. The primary bath features a walk-in tile shower. Wood-look LVT vinyl plankboard flooring is installed throughout. The yards are sodded and include sprinkler systems. The property is located within the Magnolia ISD school district and offers an easy commute to major area employers. Professional property management is in place.
Key Highlights
- 100% Leased Investment Property: Enjoy immediate rental income with this hassle‑free investment.
- Prime Location: Benefit from close proximity to the Woodlands' world‑class amenities including retail, dining, and hospitals.
- Strong Growth Area: Located in Magnolia, experience the advantages of a thriving market with a 50% population growth.
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
$29,688
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
6.32%
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%
$593,760
$593.8K
Cap Rate 7%
$424,114
$424.1K
Cap Rate 9%
$329,867
$329.9K
Market Conditions
NOI Build-Up for 2,662 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
$45.4K $17.04/SF
− Vacancy
−$2.9K −$1.11/SF
EGI
$42.4K $15.93/SF
− OpEx
−$12.7K −$4.78/SF
NOI
$29.7K $11.15/SF
Area
Montgomery County, TX
Vacancy
6.50%
Lease Rate
$17.04 /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%
$593,760
Cap Rate 7%
$424,114
Cap Rate 9%
$329,867
Alternative Uses
Best Use
Multifamily LT 5
$424.1K
$371.1K – $494.8K
NOI $29,688 @ 7.0% cap · market cap 6.32%
Second Best
Apartment 5plus
$399.6K
$349.6K – $466.2K
NOI $27,970 @ 7.0% cap · market cap 5.95%
Theoretical Best
Specialty Retail
$672.0K
$588.0K – $784.0K
NOI $47,042 @ 7.0% cap · market cap 10.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
23
Businesses Nearby
Explore this area
Business Placement
Demographics for 77354, TX
40,625
Population
15,747
Households
2.6
Avg Household Size
38
Median Age
42%
College-Educated
93%
High-School Grad
74.2 sq mi
ZIP Area
548
Density / Sq Mi
$112,093
Median Household Income
$58,832
Median Earnings
$1,850
Median Rent
$379,700
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 - Leased townhome duplex near The Woodlands with modern amenities.
Where is this duplex located?
The property is located at 9756-9760 Grosbeak Ln Magnolia, TX.
What is the asking price?
The asking price for this property is $469,900.
What are key features of this property?
This property features: 100% Leased Investment Property: Enjoy immediate rental income with this hassle‑free investment.; Prime Location: Benefit from close proximity to the Woodlands' world‑class amenities including retail, dining, and hospitals.; Strong Growth Area: Located in Magnolia, experience the advantages of a thriving market with a 50% population growth.
