Upgraded Side-by-Side
For Sale
$489,800
Ab-9119 Henrietta St, Houston, TX 77598
Two private residences offer separate entrances, driveways, and contemporary interiors without units stacked above or below.
Property Size2,708 SF
Price / SF$180.87
Days on Market12
Property Features for Ab-9119 Henrietta St
General Information
Standard status
Active
Size
2,708 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,473
Building Details
Buildings
1
Stories
2
Listing Agency:
HomeSmart
(713) 785-6666
Listed By:
Erica Gonzales
(832) 520-1801
Source:
Exprealty
Added: Sep 10
Changed: Sep 20
Last Checked: Sep 21 at 8:02AM
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 HomeSmart
Investment Insights
Based on property information with market context.
This side-by-side duplex presents two distinct, two-story residences within one property. Each side includes 3 bedrooms, 2.5 bathrooms, a private entrance, and its own driveway. Interior features include open-concept living areas, kitchens with stainless-steel appliances, updated bathrooms, and primary suites with two separate walk-in closets. Custom accent walls, designer lighting, black fixtures, and warm wood finishes contribute to a cohesive modern design throughout both residences.
The layout supports separate household living while maintaining the efficiency of a duplex configuration. The property also has no HOA restrictions and may suit an investor, an owner-occupant, or multigenerational household seeking independent living spaces with shared ownership.
The layout supports separate household living while maintaining the efficiency of a duplex configuration. The property also has no HOA restrictions and may suit an investor, an owner-occupant, or multigenerational household seeking independent living spaces with shared ownership.
Key Highlights
- Side‑by‑side duplex with no units positioned above or below
- Each residence has 3 bedrooms and 2.5 bathrooms
- Separate private entrances and driveways for both residences
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
$35,469
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
7.24%
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%
$709,380
$709.4K
Cap Rate 7%
$506,700
$506.7K
Cap Rate 9%
$394,100
$394.1K
Market Conditions
NOI Build-Up for 2,708 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
$53.6K $19.80/SF
− Vacancy
−$2.9K −$1.09/SF
EGI
$50.7K $18.71/SF
− OpEx
−$15.2K −$5.61/SF
NOI
$35.5K $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%
$709,380
Cap Rate 7%
$506,700
Cap Rate 9%
$394,100
Alternative Uses
Best Use
Multifamily LT 5
$506.7K
$443.4K – $591.2K
NOI $35,469 @ 7.0% cap · market cap 7.24%
Second Best
Apartment 5plus
$438.3K
$383.5K – $511.3K
NOI $30,679 @ 7.0% cap · market cap 6.26%
Theoretical Best
Office A
$696.3K
$609.3K – $812.4K
NOI $48,744 @ 7.0% cap · market cap 9.95%
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
1,816
Businesses Nearby
Explore this area
Business Placement
Demographics for 77598, TX
25,620
Population
13,337
Households
1.9
Avg Household Size
32
Median Age
30%
College-Educated
91%
High-School Grad
12.2 sq mi
ZIP Area
2,100
Density / Sq Mi
$59,758
Median Household Income
$45,190
Median Earnings
$1,279
Median Rent
$228,700
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 private residences offer separate entrances, driveways, and contemporary interiors without units stacked above or below.
Where is this duplex located?
The property is located at Ab-9119 Henrietta St Houston, TX.
What is the asking price?
The asking price for this property is $489,800.
What are key features of this property?
This property features: Side‑by‑side duplex with no units positioned above or below; Each residence has 3 bedrooms and 2.5 bathrooms; Separate private entrances and driveways for both residences
