Two-Story Duplex with Private
For Sale
$485,000
Pending
Ab-8119 Sterlingshire St, Houston, TX 77016
Newly built duplex with separate garages, upgraded finishes, fenced outdoor areas, and convenient highway access.
Property Size2,910 SF
Days on Market111
Property Features for Ab-8119 Sterlingshire St
General Information
Standard status
Pending
Size
2,910 SF
Property subtype
Residential Income
Taxes and HOA fees
Annual Taxes
$1,304
Listing Agency:
Premier Haus Realty, LLC
(281) 763-9825
Listed By:
Jaime Fallon · License #0645676
(281) 763-9825
Source:
Exprealty
Added: Apr 24
Changed: Aug 12
Last Checked: Aug 12 at 4:01AM
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 Premier Haus Realty, LLC
Investment Insights
Based on property information with market context.
This newly built duplex contains 2,910 square feet with two separate two-story residences. Each unit includes three bedrooms, 2.5 baths, an open living arrangement, a single-car garage, and a privately fenced backyard. Interior improvements include quartz countertops, shaker-style cabinets, stainless steel appliances, champagne-toned fixtures, designer lighting, oversized shower tile, and luxury vinyl plank flooring.
The property is located on Ab-8119 Sterlingshire St in Houston, with access to Hwy 69 and Loop 610. The layout supports separate residential occupancy within one building and includes private outdoor areas for each residence. Its two-unit configuration can accommodate an owner-occupant arrangement or leasing of both units, as supported by the property design.
The property is located on Ab-8119 Sterlingshire St in Houston, with access to Hwy 69 and Loop 610. The layout supports separate residential occupancy within one building and includes private outdoor areas for each residence. Its two-unit configuration can accommodate an owner-occupant arrangement or leasing of both units, as supported by the property design.
Key Highlights
- 2,910‑square‑foot duplex at Ab‑8119 Sterlingshire St, Houston, TX
- Each unit offers 3 bedrooms and 2.5 baths
- Two‑story layout with an open‑concept interior in each residence
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
$38,114
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
7.86%
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%
$762,280
$762.3K
Cap Rate 7%
$544,486
$544.5K
Cap Rate 9%
$423,489
$423.5K
Market Conditions
NOI Build-Up for 2,910 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
$57.6K $19.80/SF
− Vacancy
−$3.2K −$1.09/SF
EGI
$54.4K $18.71/SF
− OpEx
−$16.3K −$5.61/SF
NOI
$38.1K $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%
$762,280
Cap Rate 7%
$544,486
Cap Rate 9%
$423,489
Alternative Uses
Best Use
Multifamily LT 5
$544.5K
$476.4K – $635.2K
NOI $38,114 @ 7.0% cap · market cap 7.86%
Second Best
Apartment 5plus
$471.0K
$412.1K – $549.5K
NOI $32,968 @ 7.0% cap · market cap 6.80%
Theoretical Best
Office A
$748.3K
$654.8K – $873.0K
NOI $52,380 @ 7.0% cap · market cap 10.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
337
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 - Newly built duplex with separate garages, upgraded finishes, fenced outdoor areas, and convenient highway access.
Where is this duplex located?
The property is located at Ab-8119 Sterlingshire St Houston, TX.
What is the asking price?
The asking price for this property is $485,000.
What are key features of this property?
This property features: 2,910‑square‑foot duplex at Ab‑8119 Sterlingshire St, Houston, TX; Each unit offers 3 bedrooms and 2.5 baths; Two‑story layout with an open‑concept interior in each residence
