New Construction Duplex with Private
For Sale
$519,000
Ab-4502 Aledo St, Houston, TX 77051
Two separate residences feature modern kitchens, open living areas, and contemporary finishes in a Houston duplex.
Property Size2,678 SF
Price / SF$193.80
Days on Market114
Property Features for Ab-4502 Aledo St
General Information
Standard status
Active
Size
2,678 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,201
Building Details
Buildings
1
Listing Agency:
Walzel Properties - Corporate Office
(713) 870-1549
Listed By:
Venora Goodie · License #0664904
(713) 870-1549
Source:
Exprealty
Added: May 12
Changed: Aug 29
Last Checked: Sep 2 at 1:35AM
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 Walzel Properties - Corporate Office
Investment Insights
Based on property information with market context.
This 2,678-square-foot duplex is in the final stages of construction and contains two private residences. Each unit is planned with 3 bedrooms, 2.5 baths, a private entrance, and an open-concept living area. Interior features include a modern kitchen with stainless-steel appliances, generous cabinetry, an island, a sleek fireplace, and contemporary finishes.
The property is located near the Texas Medical Center and Downtown Houston. The two-residence configuration provides separate living spaces within one property, with the anticipated finishes and features subject to variation as construction is completed. Photographs may represent an earlier project rather than the finished property.
The property is located near the Texas Medical Center and Downtown Houston. The two-residence configuration provides separate living spaces within one property, with the anticipated finishes and features subject to variation as construction is completed. Photographs may represent an earlier project rather than the finished property.
Key Highlights
- 2,678‑square‑foot duplex in the final stages of construction
- Two private residences with 6 bedrooms and 5 baths total
- Each unit includes 3 bedrooms, 2.5 baths, and a private entrance
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
$35,076
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
6.76%
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%
$701,520
$701.5K
Cap Rate 7%
$501,086
$501.1K
Cap Rate 9%
$389,733
$389.7K
Market Conditions
NOI Build-Up for 2,678 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
$53.0K $19.80/SF
− Vacancy
−$2.9K −$1.09/SF
EGI
$50.1K $18.71/SF
− OpEx
−$15.0K −$5.61/SF
NOI
$35.1K $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%
$701,520
Cap Rate 7%
$501,086
Cap Rate 9%
$389,733
Alternative Uses
Best Use
Multifamily LT 5
$501.1K
$438.5K – $584.6K
NOI $35,076 @ 7.0% cap · market cap 6.76%
Second Best
Apartment 5plus
$433.4K
$379.3K – $505.7K
NOI $30,340 @ 7.0% cap · market cap 5.85%
Theoretical Best
Office A
$688.6K
$602.6K – $803.4K
NOI $48,204 @ 7.0% cap · market cap 9.29%
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
346
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two separate residences feature modern kitchens, open living areas, and contemporary finishes in a Houston duplex.
Where is this duplex located?
The property is located at Ab-4502 Aledo St Houston, TX.
What is the asking price?
The asking price for this property is $519,000.
What are key features of this property?
This property features: 2,678‑square‑foot duplex in the final stages of construction; Two private residences with 6 bedrooms and 5 baths total; Each unit includes 3 bedrooms, 2.5 baths, and a private entrance
