Furnished Two-Story Duplex
For Sale
$719,800
Ac-5718 Beall St, Houston, TX 77008
Furnished two-story residences offer gated-community living with convenient access to major Houston destinations.
Property Size3,628 SF
Price / SF$198.40
Days on Market15
Property Features for Ac-5718 Beall St
General Information
Standard status
Active
Size
3,628 SF
Property subtype
Residential Income
Additional Details
Furnished
Yes
Highway Access
Yes
Multifamily Units
2
Amenities
gated community
Building Details
Stories
2
Listing Agency:
Brooks & Davis Real Estate
(832) 524-4526
Listed By:
Andre Beraud · License #0667248
(832) 524-4526
Source:
Exprealty
Added: Aug 10
Changed: Aug 22
Last Checked: Aug 23 at 7:07AM
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 Brooks & Davis Real Estate
Investment Insights
Based on property information with market context.
This duplex package includes fully furnished, two-story residences with a three-bedroom, two-and-one-half-bathroom layout and a two-car garage. Interior features include living areas, kitchens with blue cabinetry, granite countertops, and islands, along with primary suites offering walk-in closets, double sinks, separate tubs, and showers. The combined property size is 3,628 square feet.
The homes are situated within a private gated community on Beall Street in Houston, with access to Hwy 290 and Loop 610. The location provides routes toward The Heights, Garden Oaks/Oak Forest, and Downtown Houston.
The homes are situated within a private gated community on Beall Street in Houston, with access to Hwy 290 and Loop 610. The location provides routes toward The Heights, Garden Oaks/Oak Forest, and Downtown Houston.
Key Highlights
- Duplex package with fully furnished, two‑story homes
- 3 bedrooms and 2.5 bathrooms
- 2‑car garage
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
$47,518
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
6.60%
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%
$950,360
$950.4K
Cap Rate 7%
$678,829
$678.8K
Cap Rate 9%
$527,978
$528.0K
Market Conditions
NOI Build-Up for 3,628 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
$71.8K $19.80/SF
− Vacancy
−$4.0K −$1.09/SF
EGI
$67.9K $18.71/SF
− OpEx
−$20.4K −$5.61/SF
NOI
$47.5K $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%
$950,360
Cap Rate 7%
$678,829
Cap Rate 9%
$527,978
Alternative Uses
Best Use
Multifamily LT 5
$678.8K
$594.0K – $792.0K
NOI $47,518 @ 7.0% cap · market cap 6.60%
Second Best
Apartment 5plus
$587.2K
$513.8K – $685.0K
NOI $41,102 @ 7.0% cap · market cap 5.71%
Theoretical Best
Office A
$932.9K
$816.3K – $1.09M
NOI $65,304 @ 7.0% cap · market cap 9.07%
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
527
Businesses Nearby
Explore this area
Business Placement
Demographics for 77008, TX
36,631
Population
20,709
Households
1.8
Avg Household Size
36
Median Age
72%
College-Educated
96%
High-School Grad
6.5 sq mi
ZIP Area
5,636
Density / Sq Mi
$142,414
Median Household Income
$84,642
Median Earnings
$1,567
Median Rent
$609,300
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 - Furnished two-story residences offer gated-community living with convenient access to major Houston destinations.
Where is this duplex located?
The property is located at Ac-5718 Beall St Houston, TX.
What is the asking price?
The asking price for this property is $719,800.
What are key features of this property?
This property features: Duplex package with fully furnished, two‑story homes; 3 bedrooms and 2.5 bathrooms; 2‑car garage
