Brand-New Luxury
For Sale
$625,500
Ab-3704 Mount Pleasant St, Houston, TX 77021
Brand-new gated luxury duplex with private garages, three bedrooms per unit, and spa-style bathrooms.
Property Size3,490 SF
Price / SF$179.23
Days on Market55
Property Features for Ab-3704 Mount Pleasant St
General Information
Standard status
Active
Size
3,490 SF
Property subtype
Residential Income
Amenities
Gated
Private outdoor space
Building Details
Buildings
1
Tenancy
Multi
Listing Agency:
Nextgen Real Estate Properties
(346) 888-2525
Listed By:
Norisha Johnson
(346) 304-1590
Source:
Exprealty
Added: Jul 29
Changed: Sep 12
Last Checked: Sep 21 at 1:24PM
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 Nextgen Real Estate Properties
Investment Insights
Based on property information with market context.
Brand-new luxury duplex offering two residences on one address. The property is configured as a true duplex, with each unit featuring three bedrooms, two and a half baths, soaring ceilings, oversized windows, a modern fireplace, and European-inspired kitchens with warm wood cabinetry and waterfall islands. Spa-caliber primary baths include dramatic stone-inspired tile, freestanding soaking tubs, oversized glass showers, dual floating vanities, and expansive walk-in closets. Each unit also includes a private garage and private outdoor space.
The duplex is positioned near the Texas Medical Center, Downtown Houston, and major educational and employment hubs. It is gated and has never been occupied.
With a duplex layout, the property supports owner-occupancy of one unit while leasing the other, or leasing both units. There is no HOA.
The duplex is positioned near the Texas Medical Center, Downtown Houston, and major educational and employment hubs. It is gated and has never been occupied.
With a duplex layout, the property supports owner-occupancy of one unit while leasing the other, or leasing both units. There is no HOA.
Key Highlights
- Two residences on one address in a brand‑new duplex design
- Each unit has 3 bedrooms and 2.5 baths plus a private garage
- Gated property with private outdoor space
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
$45,711
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
7.31%
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%
$914,220
$914.2K
Cap Rate 7%
$653,014
$653.0K
Cap Rate 9%
$507,900
$507.9K
Market Conditions
NOI Build-Up for 3,490 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
$69.1K $19.80/SF
− Vacancy
−$3.8K −$1.09/SF
EGI
$65.3K $18.71/SF
− OpEx
−$19.6K −$5.61/SF
NOI
$45.7K $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%
$914,220
Cap Rate 7%
$653,014
Cap Rate 9%
$507,900
Alternative Uses
Best Use
Multifamily LT 5
$653.0K
$571.4K – $761.9K
NOI $45,711 @ 7.0% cap · market cap 7.31%
Second Best
Apartment 5plus
$564.8K
$494.2K – $659.0K
NOI $39,539 @ 7.0% cap · market cap 6.32%
Theoretical Best
Office A
$897.4K
$785.3K – $1.05M
NOI $62,820 @ 7.0% cap · market cap 10.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
420
Businesses Nearby
Explore this area
Business Placement
Demographics for 77021, TX
28,055
Population
12,819
Households
2.2
Avg Household Size
36
Median Age
34%
College-Educated
87%
High-School Grad
6.1 sq mi
ZIP Area
4,599
Density / Sq Mi
$45,034
Median Household Income
$38,041
Median Earnings
$1,193
Median Rent
$203,900
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 - Brand-new gated luxury duplex with private garages, three bedrooms per unit, and spa-style bathrooms.
Where is this duplex located?
The property is located at Ab-3704 Mount Pleasant St Houston, TX.
What is the asking price?
The asking price for this property is $625,500.
What are key features of this property?
This property features: Two residences on one address in a brand‑new duplex design; Each unit has 3 bedrooms and 2.5 baths plus a private garage; Gated property with private outdoor space
