Erion Shehaj

*** July 2022 Update: The first 10 duplexes in Phase 2 are now Sold Out! The Builder has just released the next batch of 10 duplexes in Phase 2, priced at $510,000.

Value Builders released a batch of 10 new construction duplex Houston TX for Phase 2 of the Dobbin Meadows project for purchase on March 22. These investment opportunities were first offered to buyers that had gotten pre-approved and entered their name on the waitlist for this phase over the second half of 2021.

Three weeks into the selling process and here’s the current availability: 8 of the available 10 new construction duplexes Houston TX are now under contract with just 2 duplexes available.

Dobbin Meadows New Construction Texas Duplex Project: Phase 2

Phase 2 consists of 40 duplexes in total and it will be released for sale in batches of 10 investment duplexes at a time. The current batch of duplexes is priced at $499,900 and rents are projected to be $1895/side.

In Phase 1, each subsequent batch had a price increase. Construction is estimated to begin in May with construction time estimated to take 6-7 months. 

Project Summary 

This project is located in Magnolia Texas in Montgomery county and it is zoned to Magnolia ISD schools and it is next to a DR Horton neighborhood called The Enclave at Dobbin. Exxon Mobil headquarters and soon-to-be Hewlett Packard headquarters are a short 20 minute drive away. Within a short drive, residents can take advantage of world class hospitals, retail and dining in the Woodlands.

The Magnolia TX area has experienced tremendous population growth over the last 10 years growing by over 50% during that time. In addition, the Houston area ranks second in the nation for corporate relocations (incoming) and expansion projects which means the area benefits from strong Tenant demand and solid rental market.

One unique feature of this project is that these duplexes are built as attached townhomes which offers the special opportunity to sell each side individually in the future thus increasing the total exit price. And you can do all this while still obtaining just one loan to acquire both units like a duplex.  

The Builder is offering their top selling and leasing duplex floor plan in this project

• The Fairhaven is a 1-story 2662 sf,   3 bedroom 2 bath 2 car garage on each side, brick and stone exterior

Both will have fenced-in backyards, premium LVT plank flooring throughout the main areas and the bathrooms, granite/quartz counters in kitchen, stainless appliances, carpet in the bedrooms and hallway.

Purchase prices 

• Plan 2662 duplex = ~$499,900+

Projected Rents

• Plan 2662 duplex = $1895/side

Leasing

The first part of Phase 1 has been successfully leased at $1795/door during off peak leasing season. New units that are getting completed now are priced and leasing at $1855/door and the last 10 duplexes of Phase 1 are projected to be leased at $1895/door. 

Property Management 

Professional property management is in place at a favorable rate of 5% of gross rents per year. Buyer is required to use the available property management for the first year. After that, they can choose to stay with the current management company, switch management companies or self manage.

Completion is estimated November/December 2022.

New Construction Duplex Houston TX Photos

New Construction Duplex Houston TX Financials

Dobbin Meadows Plan 2662 Duplex
6 Bedrooms 4 Baths 4 Garage	Year Built: 2022
School District: Magnolia ISD	Size: 2662 SF
Property Type: Duplex	Market: Houston
Price/SF: $ 188	Rent/SF: $ 1.42
Purchase Price	$499,900
Down Payment	$149,970
Closing Costs	$7,500
Investment Capital	$157,470
	monthly
Projected Rent	$3,790
Vacancy	$114
Property Taxes	$1,158
Insurance	$67
HOA, Maintenance, Repairs	$153
Property Management & Leasing	$257
Total Operating Expenses	$1,749
Net Operating Income	$2,041
Mortgage Payment @ 5.5% – 30% Down	$1,987
Monthly Cashflow	$54
Principal Paydown	$392
Appreciation Return (conservative 5% growth)	$2,082
Annual Depreciation Tax Deduction	$15,454
5-Year Annual Rate of Return (IRR)	12%

Next Steps

If you to move forward and invest in a new construction duplex Houston TX in Dobbin Meadows I need the following: 

1. Selected lots (or start number)
2. All Buyer(s) name(s), email(s)
3. Real estate agent information, brokerage information and license number (if applicable)
4. Pre-approval letter or proof of funds if cash

My team will prepare the contract and send it out via Docusign to everyone. Once the contract is signed earnest money is $5000 and option fee is $250 for 10 days.

Despite historically low interest rates, real estate investors are struggling to find investment properties that produce positive cash flow in today’s real estate market.

On one hand, real estate markets across the country have been soaring fueled by high demand and low supply. Rents have also risen but not at the same pace as prices which has put downward pressure on cash flow.

On the other hand, property taxes and insurance costs keep rising every year as municipalities and insurance companies try to keep up with increases in value. As a result, investing in single family properties has become less and less profitable especially if you want to have the property professionally managed.

In the Houston market, most single family investments in high quality locations are heading toward breakeven territory… fast. That means the property pays for itself but does not produce any additional income.

So what can real estate investors do to accomplish their investment goals in this environment?

What if I told you that there’s an opportunity to purchase new construction luxury duplexes in a fast growing market that produce positive cashflow while being professionally managed for a true turnkey investment?

Summary of Project

Dobbin Meadows is a Class-A new construction multi-family project in Magnolia TX (just 3 miles west Woodlands Parkway). The project is built by Value Builders Inc – a high quality builder that has developed similar communities in all major metroplexes in Texas: Austin, DFW, San Antonio and Houston. Value Builders has a 65-70% repeat client rate which means 65-70% of duplexes they build are purchased by investors who have purchased previously in other Value Builder communities.

Phase 1 of the project will consist of 39 duplexes – the first 30 of which were sold before construction began. Dobbin Meadows is located in Magnolia Texas in Montgomery county and it is zoned to Magnolia ISD schools. It is part of a DR Horton community called The Enclave at Dobbin. The Exxon Mobil campus and soon-to-be Hewlett Packard headquarters are a short 20 minute drive away. Within a short drive, residents can take advantage of world class hospitals, retail and dining in the Woodlands.

The Magnolia area has experienced tremendous population growth over the last 10 years growing by over 50% during that time. In addition, the Houston area ranks second in the nation for corporate relocations (incoming) and expansion projects which means the area benefits from strong Tenant demand and solid rental market.

One unique feature of this project is that these duplexes are built as attached townhomes which offers the special opportunity to sell each side individually in the future thus increasing the total exit price. And you can do all this while still obtaining just one loan to acquire both units like a duplex.  In prior projects, this feature has enabled the investors that purchased them to sell each side for close to what they paid for both units just 5-7 years later!

Photos of Finishes

Investment duplexes in Dobbin Meadows are currently under construction with the first 3 duplexes to be completed in mid September. The photos below are from a previous community Value Builders built in Conroe in 2018-19 to show the quality of finishes and layout of the space.

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

Floorplans and Sizes

The Builder is offering their top 2 selling and leasing duplex floor plans in this project

• The Fairhaven is a 1-story 2662 sf,   3 bedroom 2 bath 2 car garage on each side, brick/stone and Hardiplank exterior
• The Asheville is a 2-story 2930 sf,   3 bedroom 2.5 bath 2 car garage on each side, brick/stone and Hardiplank exterior

Note: The remaining 10 lots are all Fairhaven plans which is their most popular and proven floorplan.

Both will have fenced-in backyards, premium LVT flooring throughout the first floor and the bathrooms, granite counters in kitchen, stainless appliances. 

Rents and Leasing Activity

Rents for the 2662 Fairhaven floor plan are projected to be $1750 and $1795 per month.

Leasing has already begun and several units have been leased at $1795 per month so you don’t have to rely on just pro forma rents. Below is a current market analysis for rent that shows leasing activity in the community. As I mentioned earlier, this leasing activity is before the luxury duplexes are completed.

Rent Roll

Below is a schedule of projected rents for the Duplex for sale Texas at Dobbin Meadows. These rents are based upon prior projects the builder has completed in the immediate area, the expertise of the property manager who knows the rental market exceptionally well as well as actual leasing activity (see above).

Bed/Ba/Ga	Square Footage	Monthly Rent	Rent/SF	Annual Rent
3/2/1	1301	$ 1,750.00	$ 1.27	$ 21,000.00
3/2/1	1361	$ 1,795.00	$ 1.31	$ 21,540.00
	2,662.00	$ 3,545.00		$ 42,540.00

Cashflow Analysis

Below is a projected cash flow analysis for new construction duplexes at Dobbin Meadows

Dobbin Meadows Plan 2662 Duplex
6 Bedrooms 4 Baths	Year Built: 2022
School District: Magnolia ISD	Size: 2662 SF
Property Type: Duplex	Market: Houston
Price/SF: $ 178.44	Rent/SF: $ 1.33
Asking Price	$475,000.00
Market Value	$475,000.00
Purchase Price	$475,000.00
Down Payment	$118,750.00
Initial Repairs	$0.00
Closing Costs	$7,125.00
Investment Capital	$125,875.00
	monthly
Projected Rent	$3,545.00
Vacancy	$106.35
Property Taxes	$1,100.22
Insurance	$66.67
HOA Fee	$58.33
Maintenance and Repairs	$34.39
Property Management	$171.93
Leasing Fee	$88.63
Landlord-Paid Utilities	$0.00
Total Operating Expenses	$1,626.51
Net Operating Income	$1,918.49
Mortgage Payment @ 3.5% – 25% Down	$1,599.72
Monthly Cashflow	$318.77
Principal Paydown	$568.88
Appreciation Return	$1,880.21
Annual Depreciation Deduction	$13,822.50
Total Monthly Return	$2,767.86
10-Year Annual Rate of Return	15.72%

Bonus Cashflow for the first 2+ years

The cashflow analysis above looks at how the property will cash flow once property taxes reach full maturity. However, when you purchase new construction it typically takes 2-3 years before property taxes reach full maturity. As an illustration, here’s the tax assessment summary for a duplex built in 2019

As you can see, this duplex began construction in 2018 where it was assessed at the value of raw land. Then in 2019 the property got assessed at land valuation because the property was not built at the beginning of the year. Even in 2020, when the building value got added in, it’s still at $213,560 on a duplex that sold for more than $430,000.

This is just an illustration, but it’s meant to show that it takes the tax authorities 2-3 years before the tax valuation reaches full maturity. What that means to you as an investor, is that during those 2-3 years the property will produce much more bonus cash-flow for you.

Last 10 Lots Just Released

Value Builders has just released the last 10 lots in Phase 1 for purchase. Expected completion on these lots is April 30, 2022.

Here’s the latest availability plat map. The last 10 lots are on Grossbeak Ln within the blue box. Five lots have already gone under contract and two available lots are reserved for an all-cash purchase only. The available lots are the ones with the green dot.

Next Steps

Based on the number of calls I’m holding daily with investors, I don’t expect these remaining available duplexes to last for more than 10-14 days. In order to put a duplex under contract, you will need a pre-approval letter (financed) or proof of funds (cash) and the lot you want to select. Then once the contract is signed, the earnest money is $5000 per duplex. If you are interested, give me a call at 713-922-2702 and let’s talk.

Update: Phase 1 at Heritage Hills is now Sold Out. Phase 2 should start selling in the fall around September or October.

Get on the interest list for the Phase 2: Contact Us

Today I am excited to share a new construction investment opportunity in in the Dallas Fort-Worth Metro area. This Class A project is in close proximity to Google’s Approved $500M Data Center and Methodist Health’s Proposed Medical Center. Phase 1 of the project is almost sold out with a handful of Texas fourplex for sale left that offer positive cashflow, turnkey ownership with management in place and 16.9% return on investment.

Summary of Project

Heritage Hill Estates project is located in Venus Texas and it is zoned to excellent Midlothian schools – just 1.5 miles from Google’s Approved $500M data center which is expected to bring substantial financial investment and new jobs to the area.

Less than 5 miles away, Methodist Health is building a 190,000 sf full service acute care hospital and a 45,000 sf medical office building. Phase 1 of the project will consist of 30 duplexes and 26 fourplexes. At the time of this post, all the duplexes are sold and there are 7 fourplexes available.

Construction has just begun and first units are expected to be completed this summer. Available fourplexes are expected to be completed by December 2021. 

Photos of Finishes

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

Location and Area

The DFW area has experienced tremendous population growth over the last 8-9 years adding over 1M people and Ellis County where the project is located has been growing its population at a staggering 8.3% per year (as of last census in 2018) and it is expected to grow its population by 200% more by 2050. Finally, there’s is a shortage of high quality rental supply in the area which when combined with high population growth contributes to strong Tenant demand. This Texas fourplex for sale is the only available Class A opportunity that offers a superior location with strong economic fundamentals and population growth.

Floorplan and Elevation

One of the great features of this Texas fourplex for sale is the arrangement of the units. Unlike other fourplex floorplans where units are townhouse- style in a straight row, which causes the interior units to be very dark, this floor plan is different. It consists of two flats, one on each floor. The largest is a 3 bedroom 2 bath while the other is a 2 bedroom 2 bath with two master bedrooms. Then on the corners there are two townhouse style two-story 2 bedroom 1.5 bath units. This way all units have great natural light.

Rent Roll (projected)

Below is a schedule of projected rents for the Texas Fourplex for sale at Heritage Hills. These rents are based upon prior projects the builder has completed in the immediate area as well as the expertise of the property manager who knows the rental market exceptionally well.

Bed/Ba/Ga	SF	Monthly Rent	Rent/SF	Annual Rent
3/2/1	1347	$ 1,575.00	$ 1.17	$ 18,900.00
2/2/1	1274	$ 1,475.00	$ 1.16	$ 17,700.00
2/1.5/1	1134	$ 1,375.00	$ 1.21	$ 16,500.00
2/1.5/1	1134	$ 1,375.00	$ 1.21	$ 16,500.00
Total	4,889.00	$ 5,800.00		$ 69,600.00

Cash Flow Analysis

Now let’s take a look at the cash flow numbers:

Heritage Hill Estates: Texas fourplex for sale
10 Bedrooms 8 Baths	Year Built: 2021
School District: Midlothian ISD	Size: 4820 SF
Property Type: Fourplex	Market: DFW
Price/SF: $ 147.72	Rent/SF: $ 1.2
Asking Price	$712,000.00
Market Value	$712,000.00
Purchase Price	$712,000.00
Down Payment (25%)	$178,000.00
Initial Repairs	$0.00
Closing Costs	$14,240.00
Investment Capital	$192,240.00
	Monthly
Expected Rent	$5,800.00
Vacancy	$246.50
Property Taxes	$1,243.18
Insurance	$83.33
HOA Fee	$70.83
Maintenance and Repairs	$111.07
Property Management	$277.68
Leasing Fee	$169.17
Landlord-Paid Utilities	$80.00
Total Operating Expenses	$2,281.76
Net Operating Income	$3,518.24
Mortgage Payment @ 3.125% – 25% Down	$2,287.52
Monthly Cashflow	$1,230.72
Principal Paydown	$908.64
Appreciation Return	$1,916.47
Annual Depreciation Deduction	$20,719.20
Total Monthly Return	$4,055.82
10-Year Annual Rate of Return	16.96%
Cash-on-Cash Rate of Return	7.68%

Next Steps

I don’t expect these available Texas fourplexes to last past the end of this month. If you are interested, give me a call at 713-922-2702 and let’s talk.

Turnkey Investment Opportunity with 100% Occupancy in one of the top investment markets in the country: San Antonio Texas.

This is a package of 2 fourplexes, 8 units total with management in place that offers excellent cashflow on Day 1. The management contract does not survive the sale which offers you the opportunity to either switch management companies or self-manage for additional cashflow. This opportunity offers an excellent 18% overall rate of return (IRR) and and 8% cash on cash return upon purchase. 

Take advantage of the lowest interest rates on record for investment properties and lock in a 30 year fixed rate in the mid 3s.  

Projected annual positive cashflow is ~$12,000 and that includes vacancy, leasing fees and management. Seller bought them new in 2016 and will be executing a 1031 exchange into a larger property 

Property Photos

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

Cash Flow Analysis

6606 Arancione, San Antonio TX 78233
12 Bedrooms 8 Baths	Year Built: 2016
School District: North East ISD	Size: 4864 SF
Property Type: Fourplex	Market: San Antonio
Price/SF: $ 118.22	Rent/SF: $ 1.05
Asking Price	$575,000.00
Market Value	$575,000.00
Purchase Price	$575,000.00
Down Payment	$143,750.00
Initial Repairs	$0.00
Closing Costs	$11,500.00
Investment Capital	$155,250.00
Rent	$5,130.00
Vacancy	$153.90
Property Taxes	$1,125.25
Insurance	$125.00
HOA Fee	$0.00
Maintenance and Repairs	$149.28
Property Management	$248.81
Leasing Fee	$149.63
Landlord-Paid Utilities	$283.00
Total Operating Expenses	$2,234.86
Net Operating Income	$2,895.14
Mortgage Payment @ 3.5% – 25% Down	$1,936.51
Monthly Cashflow	$958.63
Principal Paydown	$688.65
Appreciation Return	$1,547.71
Annual Depreciation Deduction	$16,732.50
Total Monthly Return	$3,194.99
10-Year Annual Rate of Return	17.98%
Cash-on-Cash Rate of Return	7.41%

6615 Arancione, San Antonio TX 78233
12 Bedrooms 8 Baths	Year Built: 2016
School District: North East ISD	Size: 4864 SF
Property Type: Fourplex	Market: San Antonio
Price/SF: $ 119.24	Rent/SF: $ 1.08
Asking Price	$580,000.00
Market Value	$580,000.00
Purchase Price	$580,000.00
Down Payment	$145,000.00
Initial Repairs	$0.00
Closing Costs	$11,600.00
Investment Capital	$156,600.00
Rent	$5,230.00
Vacancy	$156.90
Property Taxes	$1,131.99
Insurance	$127.75
HOA Fee	$0.00
Maintenance and Repairs	$152.19
Property Management	$253.66
Leasing Fee	$152.54
Landlord-Paid Utilities	$283.00
Total Operating Expenses	$2,258.03
Net Operating Income	$2,971.97
Mortgage Payment @ 3.5% – 25% Down	$1,953.34
Monthly Cashflow	$1,018.63
Principal Paydown	$694.64
Appreciation Return	$1,561.17
Annual Depreciation Deduction	$16,878.00
Total Monthly Return	$3,274.43
10-Year Annual Rate of Return	18.27%
Cash-on-Cash Rate of Return	7.81%

Map of the Location

Downloads (PDF)

If you would like the detailed analysis that includes a 10 year cashflow projection plus rent rolls please click the Download Buttons below:

Next Steps

I don’t expect these fourplexes to last past the end of this month. You can purchase them as a package or individually.

If you are interested in these properties give me a call at 713-922-2702 and let’s talk.

Cashflowing turnkey luxury duplex in one of the hottest markets in the country: Austin MSA. The newly announced TESLA factory that will be built about 30 miles north is likely to bring additional growth to this area. The property is 100% occupied with great management in place and offers an excellent 15% overall rate of return (IRR) upon purchase. 

Both units have leases to good Tenants in place running through May and July 2021, respectively. One of the unique features of this investment property is that units can be sold separately as attached townhomes. This will allow you the option to exit the property at the top of the market since you can sell each unit to homebuyers looking for a starter home.

High-end features include granite kitchen countertops, tiled back splash, recessed lighting in kitchen as well as pendant lighting over breakfast bar, deep under-mount kitchen sink with pull out faucet, modern brushed nickel plumbing fixtures, upscale wood look plank tile flooring, upgraded carpet, tiled walk in master shower and game room. Covered patio and fenced back yard. Walking distance to Tobias Elementary School.

Property Photos

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

Cashflow Analysis

Asking Price	$435,000.00
Market Value	$435,000.00
Purchase Price	$435,000.00
Down Payment	$108,750.00
Initial Repairs	$0.00
Closing Costs	$8,700.00
Investment Capital	$117,450.00
Rent	$3,390.00
Vacancy	$0.00
Property Taxes	$933.00
Insurance	$87.08
HOA Fee	$133.33
Maintenance and Repairs	$101.70
Property Management	$169.50
Leasing Fee	$98.88
Landlord-Paid Utilities	$0.00
Total Operating Expenses	$1,523.49
Net Operating Income	$1,866.51
Mortgage Payment @ 3.5% – 25% Down	$1,465.01
Monthly Cashflow	$401.50
Principal Paydown	$520.98
Appreciation Return	$1,450.00
Annual Depreciation Deduction	$12,658.50
Total Monthly Return	$2,372.48
10-Year Annual Rate of Return	14.52%
Cash-on-Cash Rate of Return	4.10%

Map and Location

Downloads (PDF)

If you would like the detailed analysis that includes a 10 year cashflow projection plus rent roll please click the Download Button below:

Next Steps:

I don’t expect this property to last so if you are interested please give me a call at 713-922-2702 and let’s talk.