Tenant-Occupied
For Sale
$470,000
Ab-6528 Weston St, Houston, TX 77021
Two-unit residential property with tenants in place and a six-bedroom, four-bathroom configuration.
Property Size2,640 SF
Price / SF$178.03
Days on Market23
Property Features for Ab-6528 Weston St
General Information
Standard status
Active
Size
2,640 SF
Property subtype
Residential Income
Additional Details
Multifamily Units
2
Listing Agency:
TAS Realty Group
(713) 929-3411
Listed By:
Aaliyah Davis
(323) 794-3734
Source:
Exprealty
Added: Aug 11
Changed: Aug 30
Last Checked: Sep 2 at 12:05AM
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 TAS Realty Group
Investment Insights
Based on property information with market context.
This duplex contains 6 bedrooms and 4 bathrooms across its two residential units. Tenants are already in place, providing an existing occupancy profile for the property.
Located on Ab-6528 Weston St in Houston, Texas, the asset is classified as a duplex within the multifamily property category.
Located on Ab-6528 Weston St in Houston, Texas, the asset is classified as a duplex within the multifamily property category.
Key Highlights
- Tenants in place
- Duplex configuration with 6 bedrooms and 4 bathrooms
- Located on Ab‑6528 Weston St in Houston, TX
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
$34,578
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
7.36%
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%
$691,560
$691.6K
Cap Rate 7%
$493,971
$494.0K
Cap Rate 9%
$384,200
$384.2K
Market Conditions
NOI Build-Up for 2,640 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
$52.3K $19.80/SF
− Vacancy
−$2.9K −$1.09/SF
EGI
$49.4K $18.71/SF
− OpEx
−$14.8K −$5.61/SF
NOI
$34.6K $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%
$691,560
Cap Rate 7%
$493,971
Cap Rate 9%
$384,200
Alternative Uses
Best Use
Multifamily LT 5
$494.0K
$432.2K – $576.3K
NOI $34,578 @ 7.0% cap · market cap 7.36%
Second Best
Apartment 5plus
$427.3K
$373.9K – $498.5K
NOI $29,909 @ 7.0% cap · market cap 6.36%
Theoretical Best
Office A
$678.9K
$594.0K – $792.0K
NOI $47,520 @ 7.0% cap · market cap 10.11%
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
818
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 - Two-unit residential property with tenants in place and a six-bedroom, four-bathroom configuration.
Where is this duplex located?
The property is located at Ab-6528 Weston St Houston, TX.
What is the asking price?
The asking price for this property is $470,000.
What are key features of this property?
This property features: Tenants in place; Duplex configuration with 6 bedrooms and 4 bathrooms; Located on Ab‑6528 Weston St in Houston, TX
