Two-Story Duplex with Open Floor
For Sale
$440,000
Ab-4528 Mayflower St, Houston, TX 77051
The property includes a leased unit, a second residence, and no HOA association restrictions stated.
Property Size3,440 SF
Price / SF$127.91
Days on Market12
Property Features for Ab-4528 Mayflower St
General Information
Standard status
Active
Size
3,440 SF
Property subtype
Residential Income
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$9,234
Building Details
Stories
2
Listing Agency:
Exquisite Properties, LLC
(210) 494-1695
Listed By:
Diego Howard · License #0772827
(281) 786-7772
Source:
Exprealty
Added: Sep 2
Changed: Sep 12
Last Checked: Sep 13 at 11:00AM
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 Exquisite Properties, LLC
Investment Insights
Based on property information with market context.
This 3,440-square-foot duplex is arranged across two stories and includes an open main-level layout with abundant natural light, recessed lighting, high ceilings, and a kitchen centered around a large island and vent hood. A formal dining area extends the main living space, while the upstairs bedrooms provide separate private areas. The exterior includes a fenced backyard and covered patio.
One unit is tenant occupied under a two-year lease that began in January. The property is described as STR friendly and has no HOA. Its Houston location provides access to NRG Park, the Texas Medical Center, Loop 610, I-288, downtown Houston, and surrounding areas.
One unit is tenant occupied under a two-year lease that began in January. The property is described as STR friendly and has no HOA. Its Houston location provides access to NRG Park, the Texas Medical Center, Loop 610, I-288, downtown Houston, and surrounding areas.
Key Highlights
- 3,440‑square‑foot two‑story duplex
- One unit tenant occupied under a 2‑year lease that began in January
- Open main‑level layout with high ceilings and recessed lighting
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
$38,972
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
8.86%
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%
$779,440
$779.4K
Cap Rate 7%
$556,743
$556.7K
Cap Rate 9%
$433,022
$433.0K
Market Conditions
NOI Build-Up for 3,440 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
$75.5K $21.96/SF
− Vacancy
−$4.7K −$1.36/SF
EGI
$70.9K $20.60/SF
− OpEx
−$31.9K −$9.27/SF
NOI
$39.0K $11.33/SF
Area
Houston, TX
Vacancy
6.20%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
45.00%
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%
$779,440
Cap Rate 7%
$556,743
Cap Rate 9%
$433,022
Alternative Uses
Best Use
Multifamily LT 5
$643.7K
$563.2K – $750.9K
NOI $45,056 @ 7.0% cap · market cap 10.24%
Second Best
Apartment 5plus
$556.7K
$487.2K – $649.5K
NOI $38,972 @ 7.0% cap · market cap 8.86%
Theoretical Best
Office A
$884.6K
$774.0K – $1.03M
NOI $61,920 @ 7.0% cap · market cap 14.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
436
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 - The property includes a leased unit, a second residence, and no HOA association restrictions stated.
Where is this duplex located?
The property is located at Ab-4528 Mayflower St Houston, TX.
What is the asking price?
The asking price for this property is $440,000.
What are key features of this property?
This property features: 3,440‑square‑foot two‑story duplex; One unit tenant occupied under a 2‑year lease that began in January; Open main‑level layout with high ceilings and recessed lighting
