Retail Strip
For Sale
Contact for pricing
10404 Gulf Fwy, Houston, TX 77075
Family-oriented retail strip center with long-tenured tenants including Kids Empire, La Monarca, World Finance, and Little Caesars.
Property Size15,763 SF
Price / SF$330.20
Days on Market104
Property Features for 10404 Gulf Fwy
General Information
Standard status
Active
Size
15,763 SF
Class
A
Total Parking Spaces
86
Property subtype
Retail
Occupancy
100%
Lease Type
NNN
Net Operating Income
$379,565
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
2016
Tenancy
Multi
Listing Agency:
Monarch Commercial Advisors
Listed By:
Dave Lucas · License #01389761
(415) 269-8969
Source:
Crexi
Added: May 27
Changed: Aug 27
Last Checked: Sep 7 at 5:15AM
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 Monarch Commercial Advisors
Investment Insights
Based on property information with market context.
This family-oriented retail strip center is positioned along Gulf Freeway and offers a tenant lineup with long operating histories. Reported tenants include Kids Empire, La Monarca, World Finance, and Little Caesars. The center is marketed as designed to support an integrated “play, shop, eat” experience through its on-site mix of businesses.
The property is located at 10404 Gulf Fwy, Houston, TX 77075, in a dense neighborhood approximately 3 miles from William P. Hobby Airport.
As a for-sale retail asset, it presents an established ground-floor configuration supported by multiple active tenants and a relatively straightforward operating profile based on the property’s described management burden.
The property is located at 10404 Gulf Fwy, Houston, TX 77075, in a dense neighborhood approximately 3 miles from William P. Hobby Airport.
As a for-sale retail asset, it presents an established ground-floor configuration supported by multiple active tenants and a relatively straightforward operating profile based on the property’s described management burden.
Key Highlights
- Retail strip center built in 2016
- Tenant lineup includes Kids Empire, La Monarca, World Finance, and Little Caesars
- Located along I‑45 in Houston’s metro area
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
$213,740
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
4.11%
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%
$4,274,800
$4.3M
Cap Rate 7%
$3,053,429
$3.1M
Cap Rate 9%
$2,374,889
$2.4M
Market Conditions
NOI Build-Up for 15,763 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
$323.5K $20.52/SF
− Vacancy
−$18.1K −$1.15/SF
EGI
$305.3K $19.37/SF
− OpEx
−$91.6K −$5.81/SF
NOI
$213.7K $13.56/SF
Area
Houston, TX
Vacancy
5.60%
Lease Rate
$20.52 /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%
$4,274,800
Cap Rate 7%
$3,053,429
Cap Rate 9%
$2,374,889
Alternative Uses
Best Use
Retail
$3.05M
$2.67M – $3.56M
NOI $213,740 @ 7.0% cap · market cap 4.11%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.05M
$3.55M – $4.73M
NOI $283,734 @ 7.0% cap · market cap 5.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
727
Businesses Nearby
70k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 67%
Shops & Services 31%
Office Supplies 1%
Electronics 1%
Jack in the Box
Dining
15,876 visits/mo
0.3 miles
Bank of America
Shops & Services
14,732 visits/mo
0.2 miles
Popeyes Louisiana Kitchen
Dining
10,920 visits/mo
0.3 miles
Burger King
Dining
10,106 visits/mo
0.3 miles
Taco Bell
Dining
9,961 visits/mo
0.3 miles
Demographics for 77075, TX
38,873
Population
13,267
Households
2.9
Avg Household Size
32
Median Age
16%
College-Educated
70%
High-School Grad
11.2 sq mi
ZIP Area
3,471
Density / Sq Mi
$71,509
Median Household Income
$34,327
Median Earnings
$1,225
Median Rent
$219,900
Median Home Value
Market
Vacancy Rate% for Retail in Houston, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Strip mall - Family-oriented retail strip center with long-tenured tenants including Kids Empire, La Monarca, World Finance, and Little Caesars.
Where is this strip mall located?
The property is located at 10404 Gulf Fwy Houston, TX.
What is the asking price?
The asking price for this property is $5,205,000.
What are key features of this property?
This property features: Retail strip center built in 2016; Tenant lineup includes Kids Empire, La Monarca, World Finance, and Little Caesars; Located along I‑45 in Houston’s metro area
