New Construction
For Sale
$459,999
Ab-4413 Buck St, Houston, TX 77020
Two residential units support flexible owner-occupancy and leasing arrangements near Downtown Houston.
Property Size2,250 SF
Price / SF$204.44
Days on Market31
Property Features for Ab-4413 Buck St
General Information
Standard status
Active
Size
2,250 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Building Details
Year Built
2026
Listing Agency:
Premier Haus Realty, LLC
(832) 492-6883
Listed By:
Olevia Johnson
(832) 492-6883
Source:
Exprealty
Added: Jul 13
Changed: Aug 12
Last Checked: Aug 11 at 12:52PM
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 Premier Haus Realty, LLC
Investment Insights
Based on property information with market context.
Completed in 2026, this duplex contains 2,250 total square feet with two three-bedroom, two-bath units. Interior finishes include European flat-panel cabinetry, quartz countertops, and recessed lighting integrated into the stairs, kitchen cabinetry, and shower niches. The upper unit adds vaulted ceilings for a more open interior profile.
The property is located near Downtown Houston, major freeways, and the East End and Fifth Ward growth areas. Its two-unit layout supports living in one residence while leasing the other or operating both units as rentals.
The property is located near Downtown Houston, major freeways, and the East End and Fifth Ward growth areas. Its two-unit layout supports living in one residence while leasing the other or operating both units as rentals.
Key Highlights
- 2026‑built duplex with 2,250 total sq ft
- Two units, each with 3 bedrooms and 2 baths
- European flat‑panel cabinetry and quartz countertops
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
$29,470
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
6.41%
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%
$589,400
$589.4K
Cap Rate 7%
$421,000
$421.0K
Cap Rate 9%
$327,444
$327.4K
Market Conditions
NOI Build-Up for 2,250 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
$44.6K $19.80/SF
− Vacancy
−$2.5K −$1.09/SF
EGI
$42.1K $18.71/SF
− OpEx
−$12.6K −$5.61/SF
NOI
$29.5K $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%
$589,400
Cap Rate 7%
$421,000
Cap Rate 9%
$327,444
Alternative Uses
Best Use
Multifamily LT 5
$421.0K
$368.4K – $491.2K
NOI $29,470 @ 7.0% cap · market cap 6.41%
Second Best
Apartment 5plus
$364.2K
$318.6K – $424.9K
NOI $25,491 @ 7.0% cap · market cap 5.54%
Theoretical Best
Office A
$578.6K
$506.3K – $675.0K
NOI $40,500 @ 7.0% cap · market cap 8.80%
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
481
Businesses Nearby
Explore this area
Business Placement
Demographics for 77020, TX
24,846
Population
10,054
Households
2.5
Avg Household Size
35
Median Age
13%
College-Educated
65%
High-School Grad
7.8 sq mi
ZIP Area
3,185
Density / Sq Mi
$49,481
Median Household Income
$32,573
Median Earnings
$942
Median Rent
$133,600
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 residential units support flexible owner-occupancy and leasing arrangements near Downtown Houston.
Where is this duplex located?
The property is located at Ab-4413 Buck St Houston, TX.
What is the asking price?
The asking price for this property is $459,999.
What are key features of this property?
This property features: 2026‑built duplex with 2,250 total sq ft; Two units, each with 3 bedrooms and 2 baths; European flat‑panel cabinetry and quartz countertops
