New Construction
For Sale
$425,000
Ab-8210 Sterlingshire St, Houston, TX 77016
Two mirrored units offer three bedrooms, two-and-a-half baths, and open-concept interiors.
Property Size2,473 SF
Price / SF$171.86
Days on Market18
Property Features for Ab-8210 Sterlingshire St
General Information
Standard status
Active
Size
2,473 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Building Details
Buildings
1
Listing Agency:
Nextgen Real Estate Properties
(346) 304-1590
Listed By:
Norisha Johnson
(346) 304-1590
Source:
Exprealty
Added: Aug 7
Changed: Aug 24
Last Checked: Aug 24 at 9:25AM
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 Nextgen Real Estate Properties
Investment Insights
Based on property information with market context.
This newly built duplex contains 2,473 square feet with two residential units. Each side provides three bedrooms and two-and-a-half bathrooms, along with an open-concept floor plan, abundant natural light, granite countertops, contemporary cabinetry, and stainless steel appliances. Unit B is currently available for lease.
The property is located in Houston, approximately 20 minutes from Downtown Houston, with access to major freeways. It is also near the expanding LBJ Hospital development.
The property is located in Houston, approximately 20 minutes from Downtown Houston, with access to major freeways. It is also near the expanding LBJ Hospital development.
Key Highlights
- New construction duplex totaling 2,473 square feet
- Each unit includes 3 bedrooms and 2.5 baths
- Open‑concept layouts with abundant natural light
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
$32,391
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
7.62%
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%
$647,820
$647.8K
Cap Rate 7%
$462,729
$462.7K
Cap Rate 9%
$359,900
$359.9K
Market Conditions
NOI Build-Up for 2,473 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
$49.0K $19.80/SF
− Vacancy
−$2.7K −$1.09/SF
EGI
$46.3K $18.71/SF
− OpEx
−$13.9K −$5.61/SF
NOI
$32.4K $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%
$647,820
Cap Rate 7%
$462,729
Cap Rate 9%
$359,900
Alternative Uses
Best Use
Multifamily LT 5
$462.7K
$404.9K – $539.9K
NOI $32,391 @ 7.0% cap · market cap 7.62%
Second Best
Apartment 5plus
$400.2K
$350.2K – $467.0K
NOI $28,017 @ 7.0% cap · market cap 6.59%
Theoretical Best
Office A
$635.9K
$556.4K – $741.9K
NOI $44,514 @ 7.0% cap · market cap 10.47%
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
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two mirrored units offer three bedrooms, two-and-a-half baths, and open-concept interiors.
Where is this duplex located?
The property is located at Ab-8210 Sterlingshire St Houston, TX.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: New construction duplex totaling 2,473 square feet; Each unit includes 3 bedrooms and 2.5 baths; Open‑concept layouts with abundant natural light
