Industrial Flex Warehouse with Secure
For Sale
Contact for pricing
1008 DELESANDRI LN, Kemah, TX 77565
Metal flex/warehouse with climate-controlled office, six grade-level roll-up doors, and a fully fenced, secured outdoor yard.
Property Size8,000 SF
Lot Size0.96 Acres
Price / SF$212.50
Days on Market54
Property Features for 1008 DELESANDRI LN
General Information
Standard status
Active
Size
8,000 SF
Lot size
0.96 Acres
Property subtype
Industrial, Mixed Use, Office
Zoning
Commercial - Light Industrial
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Additional Details
Drive-In Doors
6
Building Details
Year Built
2019
Stories
1
Units
1
Listing Agency:
Grindstone Real Estate Group brokered by eXp Realty, LLC
Listed By:
Nick Corkill · License #778737
Source:
Crexi
Added: Jun 29
Changed: Aug 14
Last Checked: Aug 19 at 8:11PM
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 Grindstone Real Estate Group brokered by eXp Realty, LLC
Investment Insights
Based on property information with market context.
This metal industrial flex building includes a functional mix of climate-controlled office space with restrooms and warehouse area. The open warehouse layout can be used as a single space or subdivided to accommodate more than one operation. Warehouse features include six oversized 14' x 14' grade-level roll-up doors, LED high-bay lighting, and three Big Ass Fans to support airflow throughout the facility.
The property is situated on fully fenced, secured yard space, intended to support outdoor storage and contractor laydown needs. Ample room is provided for parking and efficient truck circulation. The location is described as being close to Highway 146 and Interstate 45, as well as NASA Parkway and the greater Houston industrial corridor.
The configuration is a practical fit for owner-users and contractors that need both office support and warehouse access. Tenants or operators who require multiple oversized overhead doors and flexible interior space may find the layout workable for a range of light industrial, distribution, marine services, or fabrication uses, while the secure yard can support equipment, trailers, fleet vehicles, boats, shipping containers, and related storage needs.
The property is situated on fully fenced, secured yard space, intended to support outdoor storage and contractor laydown needs. Ample room is provided for parking and efficient truck circulation. The location is described as being close to Highway 146 and Interstate 45, as well as NASA Parkway and the greater Houston industrial corridor.
The configuration is a practical fit for owner-users and contractors that need both office support and warehouse access. Tenants or operators who require multiple oversized overhead doors and flexible interior space may find the layout workable for a range of light industrial, distribution, marine services, or fabrication uses, while the secure yard can support equipment, trailers, fleet vehicles, boats, shipping containers, and related storage needs.
Key Highlights
- Approximately 8,000 SF metal flex/warehouse built in 2019 on ±10.96 fully fenced acres
- Warehouse includes six (6) oversized 14' x 14' grade‑level roll‑up doors
- Climate‑controlled office area plus restrooms and warehouse space for work and admin needs
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
$49,444
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
2.91%
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%
$988,880
$988.9K
Cap Rate 7%
$706,343
$706.3K
Cap Rate 9%
$549,378
$549.4K
Market Conditions
NOI Build-Up for 8,000 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
$62.1K $7.76/SF
− Vacancy
−$3.9K −$0.49/SF
EGI
$58.2K $7.27/SF
− OpEx
−$8.7K −$1.09/SF
NOI
$49.4K $6.18/SF
Area
Galveston County, TX
Vacancy
6.30%
Lease Rate
$7.76 /SF/Yr
Expense Ratio
15.00%
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%
$988,880
Cap Rate 7%
$706,343
Cap Rate 9%
$549,378
Alternative Uses
Best Use
Warehouse
$706.3K
$618.1K – $824.1K
NOI $49,444 @ 7.0% cap · market cap 2.91%
Second Best
Industrial
$581.7K
$509.0K – $678.6K
NOI $40,718 @ 7.0% cap · market cap 2.40%
Theoretical Best
Multifamily LT 5
$89.69M
$78.48M – $104.64M
NOI $6,278,429 @ 7.0% cap · market cap 369.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Drive-in doors
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
435
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77565, TX
6,966
Population
3,304
Households
2.1
Avg Household Size
47
Median Age
42%
College-Educated
95%
High-School Grad
3.6 sq mi
ZIP Area
1,935
Density / Sq Mi
$85,726
Median Household Income
$54,877
Median Earnings
$1,667
Median Rent
$376,600
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Metal flex/warehouse with climate-controlled office, six grade-level roll-up doors, and a fully fenced, secured outdoor yard.
Where is this flex space located?
The property is located at 1008 DELESANDRI LN Kemah, TX.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: Approximately 8,000 SF metal flex/warehouse built in 2019 on ±10.96 fully fenced acres; Warehouse includes six (6) oversized 14' x 14' grade‑level roll‑up doors; Climate‑controlled office area plus restrooms and warehouse space for work and admin needs
