Modern Duplex with Open
For Sale
$459,000
Ab-7417 Charlie St, Houston, TX 77088
Houston duplex with contemporary kitchens, smart-security wiring, and a backyard suited to outdoor use.
Property Size2,722 SF
Price / SF$168.63
Days on Market18
Property Features for Ab-7417 Charlie St
General Information
Standard status
Active
Size
2,722 SF
Property subtype
Residential Income
Additional Details
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,298
Amenities
backyard
pre-wired alarm and video doorbell
Building Details
Buildings
1
Listing Agency:
Braden Real Estate Group
(832) 500-5426
Listed By:
Nicole Handy · License #0623605
(832) 500-5426
Source:
Exprealty
Added: Jul 26
Changed: Aug 10
Last Checked: Aug 11 at 12:49PM
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 Braden Real Estate Group
Investment Insights
Based on property information with market context.
This duplex in Houston’s Acres Homes community encompasses 2,722 square feet and features an open-concept interior layout. Contemporary kitchens include European-style designer cabinetry, while prewiring for an alarm system and video-enabled doorbell supports future security additions. A backyard provides outdoor space for entertaining, pets, or other improvements.
The property is near major highways, shopping, dining, parks, and Downtown Houston, placing everyday amenities and regional access within the surrounding area. Its duplex configuration and modern interior features provide a practical residential income property format in an established Houston community.
The property is near major highways, shopping, dining, parks, and Downtown Houston, placing everyday amenities and regional access within the surrounding area. Its duplex configuration and modern interior features provide a practical residential income property format in an established Houston community.
Key Highlights
- 2,722‑square‑foot duplex in Houston’s Acres Homes community
- Open‑concept living areas provide flexible space for daily use and entertaining
- European‑style designer cabinetry in the contemporary kitchens
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
$35,652
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
7.77%
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%
$713,040
$713.0K
Cap Rate 7%
$509,314
$509.3K
Cap Rate 9%
$396,133
$396.1K
Market Conditions
NOI Build-Up for 2,722 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
$35.7K $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%
$713,040
Cap Rate 7%
$509,314
Cap Rate 9%
$396,133
Alternative Uses
Best Use
Multifamily LT 5
$509.3K
$445.7K – $594.2K
NOI $35,652 @ 7.0% cap · market cap 7.77%
Second Best
Apartment 5plus
$440.5K
$385.5K – $514.0K
NOI $30,838 @ 7.0% cap · market cap 6.72%
Theoretical Best
Office A
$699.9K
$612.5K – $816.6K
NOI $48,996 @ 7.0% cap · market cap 10.67%
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
255
Businesses Nearby
Explore this area
Business Placement
Demographics for 77088, TX
54,320
Population
18,500
Households
2.9
Avg Household Size
35
Median Age
13%
College-Educated
72%
High-School Grad
11.1 sq mi
ZIP Area
4,894
Density / Sq Mi
$52,549
Median Household Income
$32,015
Median Earnings
$1,177
Median Rent
$173,900
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 - Houston duplex with contemporary kitchens, smart-security wiring, and a backyard suited to outdoor use.
Where is this duplex located?
The property is located at Ab-7417 Charlie St Houston, TX.
What is the asking price?
The asking price for this property is $459,000.
What are key features of this property?
This property features: 2,722‑square‑foot duplex in Houston’s Acres Homes community; Open‑concept living areas provide flexible space for daily use and entertaining; European‑style designer cabinetry in the contemporary kitchens
