New-Construction Duplex with
For Sale
$610,000
Ab-8421 Safeguard St, Houston, TX 77051
Two-story units offer four bedrooms, two-and-a-half baths, and open-concept interiors suited to everyday living.
Property Size3,820 SF
Price / SF$159.69
Days on Market15
Property Features for Ab-8421 Safeguard St
General Information
Standard status
Active
Size
3,820 SF
Property subtype
Residential Income
Additional Details
Multifamily Units
2
Listing Agency:
Nextgen Real Estate Properties
(346) 888-2525
Listed By:
Norisha Johnson
(346) 304-1590
Source:
Exprealty
Added: Aug 27
Changed: Sep 7
Last Checked: Sep 9 at 8:48AM
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 completed new-construction duplex presents a modern black-and-white exterior with private balconies for both residences. Each two-story unit includes four bedrooms, two-and-a-half baths, an open-concept arrangement, abundant natural light, and a practical interior layout. The property is described as move-in ready and may suit an owner-occupant or investor seeking a duplex configuration.
The address is near the Texas Medical Center, Downtown Houston, and major universities, providing proximity to several established Houston employment and education centers. The combination of two independent units, private outdoor space, and recently completed construction supports both residential use and rental potential.
The address is near the Texas Medical Center, Downtown Houston, and major universities, providing proximity to several established Houston employment and education centers. The combination of two independent units, private outdoor space, and recently completed construction supports both residential use and rental potential.
Key Highlights
- New‑construction duplex with two independent two‑story units
- Each unit includes 4 bedrooms and 2.5 baths
- Private balconies serve both units
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
$50,033
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
8.20%
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%
$1,000,660
$1.0M
Cap Rate 7%
$714,757
$714.8K
Cap Rate 9%
$555,922
$555.9K
Market Conditions
NOI Build-Up for 3,820 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
$75.6K $19.80/SF
− Vacancy
−$4.2K −$1.09/SF
EGI
$71.5K $18.71/SF
− OpEx
−$21.4K −$5.61/SF
NOI
$50.0K $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%
$1,000,660
Cap Rate 7%
$714,757
Cap Rate 9%
$555,922
Alternative Uses
Best Use
Multifamily LT 5
$714.8K
$625.4K – $833.9K
NOI $50,033 @ 7.0% cap · market cap 8.20%
Second Best
Apartment 5plus
$618.2K
$541.0K – $721.3K
NOI $43,277 @ 7.0% cap · market cap 7.09%
Theoretical Best
Office A
$982.3K
$859.5K – $1.15M
NOI $68,760 @ 7.0% cap · market cap 11.27%
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
450
Businesses Nearby
Explore this area
Business Placement
Demographics for 77051, TX
18,323
Population
7,453
Households
2.5
Avg Household Size
34
Median Age
15%
College-Educated
78%
High-School Grad
7.4 sq mi
ZIP Area
2,476
Density / Sq Mi
$40,030
Median Household Income
$31,914
Median Earnings
$1,332
Median Rent
$171,900
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-story units offer four bedrooms, two-and-a-half baths, and open-concept interiors suited to everyday living.
Where is this duplex located?
The property is located at Ab-8421 Safeguard St Houston, TX.
What is the asking price?
The asking price for this property is $610,000.
What are key features of this property?
This property features: New‑construction duplex with two independent two‑story units; Each unit includes 4 bedrooms and 2.5 baths; Private balconies serve both units
