Updated Duplex Investment
For Sale
$480,000
A-3614 Dawson Ln, Houston, TX 77051
Two leased residences provide updated interiors and a practical multifamily configuration near major Houston employment centers.
Property Size2,848 SF
Price / SF$168.54
Days on Market13
Property Features for A-3614 Dawson Ln
General Information
Standard status
Active
Size
2,848 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Additional Details
Gross Income
$42,000
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$8,325
Building Details
Buildings
1
Listing Agency:
Better Homes and Gardens Real Estate Gary Greene - West Gray
(713) 855-4419
Listed By:
Christopher Williams
(713) 855-4419
Source:
Exprealty
Added: Aug 11
Changed: Aug 22
Last Checked: Aug 22 at 6:19AM
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 Better Homes and Gardens Real Estate Gary Greene - West Gray
Investment Insights
Based on property information with market context.
This 2,848-square-foot duplex contains two separate residences, each configured with 3 bedrooms and 2.5 bathrooms. Interior improvements include refreshed bathrooms, new carpeting, updated light fixtures, and replacement kitchen appliances. The property is being offered as one complete asset, with both residences leased through August 2027.
A-3614 Dawson Ln is located in Houston with convenient access to SH 288, Downtown Houston, the Texas Medical Center, and Pearland. The surrounding area also provides access to dining, shopping, entertainment, and major employment centers. The two-unit layout and recent interior work support continued residential rental use, while the separate residences also provide an owner-occupant configuration with an additional leased unit.
A-3614 Dawson Ln is located in Houston with convenient access to SH 288, Downtown Houston, the Texas Medical Center, and Pearland. The surrounding area also provides access to dining, shopping, entertainment, and major employment centers. The two-unit layout and recent interior work support continued residential rental use, while the separate residences also provide an owner-occupant configuration with an additional leased unit.
Key Highlights
- Two‑unit duplex totaling 2,848 SF
- Each unit includes 3 bedrooms and 2.5 bathrooms
- Both units are leased through August 2027
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
$37,302
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
7.77%
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%
$746,040
$746.0K
Cap Rate 7%
$532,886
$532.9K
Cap Rate 9%
$414,467
$414.5K
Market Conditions
NOI Build-Up for 2,848 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
$56.4K $19.80/SF
− Vacancy
−$3.1K −$1.09/SF
EGI
$53.3K $18.71/SF
− OpEx
−$16.0K −$5.61/SF
NOI
$37.3K $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%
$746,040
Cap Rate 7%
$532,886
Cap Rate 9%
$414,467
Alternative Uses
Best Use
Multifamily LT 5
$532.9K
$466.3K – $621.7K
NOI $37,302 @ 7.0% cap · market cap 7.77%
Second Best
Apartment 5plus
$460.9K
$403.3K – $537.8K
NOI $32,265 @ 7.0% cap · market cap 6.72%
Theoretical Best
Office A
$732.3K
$640.8K – $854.4K
NOI $51,264 @ 7.0% cap · market cap 10.68%
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
203
Businesses Nearby
Explore this area
Business Placement
Demographics for 77051, TX
18,323
Population
7,453
Households
2.5
Avg Household Size
34
Median Age
15%
College-Educated
78%
High-School Grad
7.4 sq mi
ZIP Area
2,476
Density / Sq Mi
$40,030
Median Household Income
$31,914
Median Earnings
$1,332
Median Rent
$171,900
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 - Two leased residences provide updated interiors and a practical multifamily configuration near major Houston employment centers.
Where is this duplex located?
The property is located at A-3614 Dawson Ln Houston, 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: Two‑unit duplex totaling 2,848 SF; Each unit includes 3 bedrooms and 2.5 bathrooms; Both units are leased through August 2027
