Two-Unit Duplex with Granite
For Sale
$354,900
Ab-8103 Glass St, Houston, TX 77016
Two residences support owner occupancy in one unit with leasing flexibility in the other.
Property Size1,900 SF
Price / SF$186.79
Days on Market10
Property Features for Ab-8103 Glass St
General Information
Standard status
Active
Size
1,900 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$7,881
Amenities
granite countertops
shaker cabinets
stainless steel appliances
laundry connections
Building Details
Year Built
2021
Listing Agency:
eXp Realty LLC
(888) 519-7431
Listed By:
Akira Ford
(407) 729-8533
Source:
Exprealty
Added: Sep 6
Changed: Sep 13
Last Checked: Sep 14 at 6:35AM
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 eXp Realty LLC
Investment Insights
Based on property information with market context.
This duplex contains two residences within a 1,900-square-foot property. Constructed in 2021, each unit includes two bedrooms and two bathrooms, along with granite countertops, shaker-style cabinetry, stainless steel appliances, and laundry connections. Flooring throughout the units is carpet-free.
The property is located on Glass St in Houston, with access to Downtown Houston and major highways. Its two-unit configuration supports living in one residence while leasing the other, subject to applicable requirements.
The property is located on Glass St in Houston, with access to Downtown Houston and major highways. Its two-unit configuration supports living in one residence while leasing the other, subject to applicable requirements.
Key Highlights
- Two‑unit duplex built in 2021
- Each unit has 2 bedrooms and 2 bathrooms
- 1,900‑square‑foot property
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
$24,886
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
7.01%
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%
$497,720
$497.7K
Cap Rate 7%
$355,514
$355.5K
Cap Rate 9%
$276,511
$276.5K
Market Conditions
NOI Build-Up for 1,900 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
$37.6K $19.80/SF
− Vacancy
−$2.1K −$1.09/SF
EGI
$35.6K $18.71/SF
− OpEx
−$10.7K −$5.61/SF
NOI
$24.9K $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%
$497,720
Cap Rate 7%
$355,514
Cap Rate 9%
$276,511
Alternative Uses
Best Use
Multifamily LT 5
$355.5K
$311.1K – $414.8K
NOI $24,886 @ 7.0% cap · market cap 7.01%
Second Best
Apartment 5plus
$307.5K
$269.1K – $358.8K
NOI $21,525 @ 7.0% cap · market cap 6.07%
Theoretical Best
Office A
$488.6K
$427.5K – $570.0K
NOI $34,200 @ 7.0% cap · market cap 9.64%
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
335
Businesses Nearby
Explore this area
Business Placement
Demographics for 77016, TX
29,966
Population
11,131
Households
2.7
Avg Household Size
37
Median Age
11%
College-Educated
75%
High-School Grad
9.9 sq mi
ZIP Area
3,027
Density / Sq Mi
$46,411
Median Household Income
$30,510
Median Earnings
$1,163
Median Rent
$111,900
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 residences support owner occupancy in one unit with leasing flexibility in the other.
Where is this duplex located?
The property is located at Ab-8103 Glass St Houston, TX.
What is the asking price?
The asking price for this property is $354,900.
What are key features of this property?
This property features: Two‑unit duplex built in 2021; Each unit has 2 bedrooms and 2 bathrooms; 1,900‑square‑foot property
