Leased Townhome Duplex
For Sale
$480,000
9797-9801 Grosbeak Ln, Magnolia, TX 77354
Duplexes in a professionally managed, 100% leased townhome community in Magnolia ISD.
Property Size2,658 SF
Days on Market129
Property Features for 9797-9801 Grosbeak Ln
General Information
Standard status
Active
Size
2,658 SF
Property subtype
Investment
Occupancy
100%
Lease Term
12 months
Additional Details
Fenced Yard
Yes
Taxes and HOA fees
Annual Taxes
$7,730
Amenities
fenced backyard
covered patio
sprinkler systems
sod in all yards
Building Details
Building Size
2,658 SF
Year Built
2022
Stories
1
Units
2
Listed By:
Hayley Millsaps
(936) 446-9211
Source:
Elliman
Added: May 9
Changed: Sep 5
Last Checked: Sep 13 at 8:55AM
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 Hayley Millsaps
Investment Insights
Based on property information with market context.
This property is a townhome community sold as duplex units, presented as a turnkey investment opportunity with professional property management already in place at a favorable rate. The community is described as 100% leased, with each unit featuring three bedrooms and two bathrooms, a two-car garage, and a fenced backyard with a covered patio. Interiors include island kitchens with stainless appliances and granite countertops, wood-look LVT flooring, and primary baths with walk-in tile showers. Exterior improvements include sprinkler systems and sod in all yards.
The property is located in Magnolia ISD, in the Magnolia market. The remarks also note convenient proximity to retail, dining, and medical facilities, and provide commuting emphasis to major employers, along with the area’s recreation options.
Based on the provided information, this offering is designed for investors seeking leased duplex townhome units with established onsite presentation and management support.
The property is located in Magnolia ISD, in the Magnolia market. The remarks also note convenient proximity to retail, dining, and medical facilities, and provide commuting emphasis to major employers, along with the area’s recreation options.
Based on the provided information, this offering is designed for investors seeking leased duplex townhome units with established onsite presentation and management support.
Key Highlights
- 100% leased luxury townhome community with duplexs, professionally managed
- Year built 2022; each unit offers 3 bedrooms, 2 baths, and a 2‑car garage
- Fenced backyard with a covered patio included for each unit
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
$29,644
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
6.18%
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%
$592,880
$592.9K
Cap Rate 7%
$423,486
$423.5K
Cap Rate 9%
$329,378
$329.4K
Market Conditions
NOI Build-Up for 2,658 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
$45.3K $17.04/SF
− Vacancy
−$2.9K −$1.11/SF
EGI
$42.3K $15.93/SF
− OpEx
−$12.7K −$4.78/SF
NOI
$29.6K $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%
$592,880
Cap Rate 7%
$423,486
Cap Rate 9%
$329,378
Alternative Uses
Best Use
Multifamily LT 5
$423.5K
$370.6K – $494.1K
NOI $29,644 @ 7.0% cap · market cap 6.18%
Second Best
Apartment 5plus
$399.0K
$349.1K – $465.5K
NOI $27,928 @ 7.0% cap · market cap 5.82%
Theoretical Best
Specialty Retail
$671.0K
$587.1K – $782.9K
NOI $46,971 @ 7.0% cap · market cap 9.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
100%
Occupancy
Yes
Fenced yard
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 - Duplexes in a professionally managed, 100% leased townhome community in Magnolia ISD.
Where is this duplex located?
The property is located at 9797-9801 Grosbeak Ln Magnolia, TX.
What is the asking price?
The asking price for this property is $480,000.
What are key features of this property?
This property features: 100% leased luxury townhome community with duplexs, professionally managed; Year built 2022; each unit offers 3 bedrooms, 2 baths, and a 2‑car garage; Fenced backyard with a covered patio included for each unit
