Duplex With Fenced
For Sale
$446,000
Pending
A-b-7912 James Franklin St, Houston, TX 77088
The property includes appliances in both units and a fully enclosed backyard.
Property Size2,574 SF
Days on Market15
Property Features for A-b-7912 James Franklin St
General Information
Standard status
Pending
Size
2,574 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Listing Agency:
SERHANT.
(281) 768-8265
Listed By:
Shanee Dunbar
(253) 343-3935
Source:
Exprealty
Added: Sep 9
Changed: Sep 18
Last Checked: Sep 21 at 1:01PM
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 SERHANT.
Investment Insights
Based on property information with market context.
This 2,574-square-foot duplex contains two residential units, with three bedrooms and two bathrooms on each side. Both units include refrigerators, stoves, washers, and dryers, providing a complete appliance package for occupancy. The property also features a fully fenced backyard.
Located in North Houston, the duplex offers access to 45 and is approximately 15 minutes from the Heights and Oak Forest/Garden Oaks. New construction is underway on the same block and in surrounding blocks, adding to the area's ongoing development context.
Located in North Houston, the duplex offers access to 45 and is approximately 15 minutes from the Heights and Oak Forest/Garden Oaks. New construction is underway on the same block and in surrounding blocks, adding to the area's ongoing development context.
Key Highlights
- Two‑unit duplex with 3 bedrooms and 2 bathrooms per side
- 2,574 square feet of total property size
- Refrigerator, stove, washer, and dryer included in both units
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
$33,713
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
7.56%
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%
$674,260
$674.3K
Cap Rate 7%
$481,614
$481.6K
Cap Rate 9%
$374,589
$374.6K
Market Conditions
NOI Build-Up for 2,574 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
$51.0K $19.80/SF
− Vacancy
−$2.8K −$1.09/SF
EGI
$48.2K $18.71/SF
− OpEx
−$14.4K −$5.61/SF
NOI
$33.7K $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%
$674,260
Cap Rate 7%
$481,614
Cap Rate 9%
$374,589
Alternative Uses
Best Use
Multifamily LT 5
$481.6K
$421.4K – $561.9K
NOI $33,713 @ 7.0% cap · market cap 7.56%
Second Best
Apartment 5plus
$416.6K
$364.5K – $486.0K
NOI $29,161 @ 7.0% cap · market cap 6.54%
Theoretical Best
Office A
$661.9K
$579.2K – $772.2K
NOI $46,332 @ 7.0% cap · market cap 10.39%
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
294
Businesses Nearby
Explore this area
Business Placement
Demographics for 77088, TX
54,320
Population
18,500
Households
2.9
Avg Household Size
35
Median Age
13%
College-Educated
72%
High-School Grad
11.1 sq mi
ZIP Area
4,894
Density / Sq Mi
$52,549
Median Household Income
$32,015
Median Earnings
$1,177
Median Rent
$173,900
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 - The property includes appliances in both units and a fully enclosed backyard.
Where is this duplex located?
The property is located at A-b-7912 James Franklin St Houston, TX.
What is the asking price?
The asking price for this property is $446,000.
What are key features of this property?
This property features: Two‑unit duplex with 3 bedrooms and 2 bathrooms per side; 2,574 square feet of total property size; Refrigerator, stove, washer, and dryer included in both units
