Office Condo Suite with Natural
For Sale
Contact for pricing
10401 Mason Rd, Richmond, TX 77406
Interior office suite with four private offices, reception, break/lounge area, and restroom, featuring large exterior windows.
Property Size1,225 SF
Price / SF$314.29
Days on Market136
Property Features for 10401 Mason Rd
General Information
Standard status
Active
Size
1,225 SF
Class
B
Property subtype
Office
Building Details
Year Built
2019
Buildings
6
Stories
1
Units
35
Listing Agency:
PAT NAVARETTE
Listed By:
Mike Navarette - CCIM · License #TX #697577
Source:
Crexi
Added: Apr 22
Changed: Aug 24
Last Checked: Sep 3 at 3:08AM
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 PAT NAVARETTE
Investment Insights
Based on property information with market context.
Suite B-205 is a 1,225 SF office condo located in Building B at The Offices at Mason Landing. The space includes four oversized private offices, a reception area, break/lounge, a storage/IT closet, and one restroom. A central corridor provides direct access to each office and separates client-facing areas from internal workspace.
Despite being an interior unit, the suite benefits from strong natural light through three offices with large exterior windows, transom openings, and a glass storefront entry. Interior improvements include tile flooring throughout, 8’ solid-core doors, crown molding, recessed lighting, and a break area with custom-built cabinetry and granite countertops, with space for a full-size refrigerator. The suite is prewired for data and phone, with connections routed to a dedicated IT/storage closet.
The building was constructed in 2019 and includes spray foam insulation, double-pane Low-E windows, and a 14.5 SEER HVAC system. The Offices at Mason Landing is a professionally developed, condo-style office community along the Mason Road corridor, offering multiple smaller buildings with direct, front-door access to each unit and ample open parking for occupants. A shared community conference room is available to occupants, and the property is managed by a professional association maintaining landscaping and common areas.
Despite being an interior unit, the suite benefits from strong natural light through three offices with large exterior windows, transom openings, and a glass storefront entry. Interior improvements include tile flooring throughout, 8’ solid-core doors, crown molding, recessed lighting, and a break area with custom-built cabinetry and granite countertops, with space for a full-size refrigerator. The suite is prewired for data and phone, with connections routed to a dedicated IT/storage closet.
The building was constructed in 2019 and includes spray foam insulation, double-pane Low-E windows, and a 14.5 SEER HVAC system. The Offices at Mason Landing is a professionally developed, condo-style office community along the Mason Road corridor, offering multiple smaller buildings with direct, front-door access to each unit and ample open parking for occupants. A shared community conference room is available to occupants, and the property is managed by a professional association maintaining landscaping and common areas.
Key Highlights
- 1,225 SF office condo (B‑205) in Building B at The Offices at Mason Landing, built in 2019
- Suite layout includes four oversized private offices, reception, break/lounge area, storage/IT closet, and one restroom
- Interior suite with strong natural light through three offices with large exterior windows, transom openings, and a glass storefront entry
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
$17,049
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
4.43%
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%
$340,980
$341.0K
Cap Rate 7%
$243,557
$243.6K
Cap Rate 9%
$189,433
$189.4K
Market Conditions
NOI Build-Up for 1,225 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
$31.3K $25.56/SF
− Vacancy
−$8.6K −$7.00/SF
EGI
$22.7K $18.56/SF
− OpEx
−$5.7K −$4.64/SF
NOI
$17.0K $13.92/SF
Area
Fort Bend County, TX
Vacancy
27.40%
Lease Rate
$25.56 /SF/Yr
Expense Ratio
25.00%
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%
$340,980
Cap Rate 7%
$243,557
Cap Rate 9%
$189,433
Alternative Uses
Best Use
Office B
$243.6K
$213.1K – $284.2K
NOI $17,049 @ 7.0% cap · market cap 4.43%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$15.26M
$13.35M – $17.80M
NOI $1,068,235 @ 7.0% cap · market cap 277.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
522
Businesses Nearby
Explore this area
Business Placement
Demographics for 77406, TX
58,703
Population
22,096
Households
2.7
Avg Household Size
37
Median Age
49%
College-Educated
95%
High-School Grad
57.6 sq mi
ZIP Area
1,019
Density / Sq Mi
$143,023
Median Household Income
$65,609
Median Earnings
$1,986
Median Rent
$383,400
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Interior office suite with four private offices, reception, break/lounge area, and restroom, featuring large exterior windows.
Where is this office units located?
The property is located at 10401 Mason Rd Richmond, TX.
What is the asking price?
The asking price for this property is $385,000.
What are key features of this property?
This property features: 1,225 SF office condo (B‑205) in Building B at The Offices at Mason Landing, built in 2019; Suite layout includes four oversized private offices, reception, break/lounge area, storage/IT closet, and one restroom; Interior suite with strong natural light through three offices with large exterior windows, transom openings, and a glass storefront entry
