New Single-Story
For Sale
$549,000
Ab-4335 Alvin St, Houston, TX 77051
Brand-new gated property with two spacious residences, private yards, attached garages, and no HOA restrictions.
Property Size2,720 SF
Price / SF$201.84
Days on Market92
Property Features for Ab-4335 Alvin St
General Information
Standard status
Active
Size
2,720 SF
Total Parking Spaces
2
Property subtype
Residential Income
Units
Unit Mix
2 x 4BR/2BA
Multifamily Units
2
Parking per Unit
1
Taxes and HOA fees
Annual Taxes
$1,771
Amenities
gated
private yards
Building Details
Buildings
1
Stories
1
Listing Agency:
Nextgen Real Estate Properties
(346) 888-2525
Listed By:
Norisha Johnson
(346) 304-1590
Source:
Exprealty
Added: Jun 3
Changed: Aug 31
Last Checked: Sep 2 at 1:32AM
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.
This never-occupied duplex contains two single-story residences totaling 2,720 SF. Each side offers 4 bedrooms, 2 full baths, an attached garage, and a private yard. Interior finishes include tray ceilings, wide-plank flooring, designer kitchens with gold hardware and full appliance packages, plus bathrooms with frameless glass enclosures and designer vanity lighting.
The property is located in Medical Center South, surrounded by the Texas Medical Center, University of Houston, Texas Southern University, and HCC. Gated access, separate residences, and a no-HOA structure support flexible ownership and occupancy arrangements. The layout can accommodate living in one unit while leasing the other, leasing both, or pursuing housing uses identified in the property information, including student, short-term, assisted living, veteran, senior, and traditional rental applications.
The property is located in Medical Center South, surrounded by the Texas Medical Center, University of Houston, Texas Southern University, and HCC. Gated access, separate residences, and a no-HOA structure support flexible ownership and occupancy arrangements. The layout can accommodate living in one unit while leasing the other, leasing both, or pursuing housing uses identified in the property information, including student, short-term, assisted living, veteran, senior, and traditional rental applications.
Key Highlights
- Two‑unit duplex with 2,720 SF of total building area
- Each residence includes 4 bedrooms and 2 full baths
- Single‑story layout with attached garage 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
$35,626
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
6.49%
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%
$712,520
$712.5K
Cap Rate 7%
$508,943
$508.9K
Cap Rate 9%
$395,844
$395.8K
Market Conditions
NOI Build-Up for 2,720 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
$53.9K $19.80/SF
− Vacancy
−$3.0K −$1.09/SF
EGI
$50.9K $18.71/SF
− OpEx
−$15.3K −$5.61/SF
NOI
$35.6K $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%
$712,520
Cap Rate 7%
$508,943
Cap Rate 9%
$395,844
Alternative Uses
Best Use
Multifamily LT 5
$508.9K
$445.3K – $593.8K
NOI $35,626 @ 7.0% cap · market cap 6.49%
Second Best
Apartment 5plus
$440.2K
$385.2K – $513.6K
NOI $30,815 @ 7.0% cap · market cap 5.61%
Theoretical Best
Office A
$699.4K
$612.0K – $816.0K
NOI $48,960 @ 7.0% cap · market cap 8.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
374
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 - Brand-new gated property with two spacious residences, private yards, attached garages, and no HOA restrictions.
Where is this duplex located?
The property is located at Ab-4335 Alvin St Houston, TX.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,720 SF of total building area; Each residence includes 4 bedrooms and 2 full baths; Single‑story layout with attached garage for each unit
