Former Child Care Center
For Sale
Contact for pricing
10911 Sabo Road, Houston, TX 77089
Commercial property suitable for retail or office use.
Property Size6,000 SF
Price / SF$165.83
Days on Market168
Property Features for 10911 Sabo Road
General Information
Standard status
Active
Size
6,000 SF
Property subtype
Retail, Office
Investment Type
Owner/User
Listing Agency:
Republic Central Realty
Listed By:
Gary Smith · License #TX 116002
Source:
Crexi
Added: Mar 27
Changed: Sep 8
Last Checked: Sep 9 at 7:18AM
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 Republic Central Realty
Investment Insights
Based on property information with market context.
This commercial property, formerly a child care center, is for sale in a commercial area. The property's location is considered excellent. It is suitable for commercial retail or office use. The property size is 6 acres.
Key Highlights
- Excellent location
- Suitable for Commercial Retail or Office use
- Located in a Commercial 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
$89,910
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
9.04%
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%
$1,798,200
$1.8M
Cap Rate 7%
$1,284,429
$1.3M
Cap Rate 9%
$999,000
$999.0K
Market Conditions
NOI Build-Up for 6,000 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
$162.0K $27.00/SF
− Vacancy
−$42.1K −$7.02/SF
EGI
$119.9K $19.98/SF
− OpEx
−$30.0K −$5.00/SF
NOI
$89.9K $14.99/SF
Area
ZIP 77089
Vacancy
26.00%
Lease Rate
$27.00 /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%
$1,798,200
Cap Rate 7%
$1,284,429
Cap Rate 9%
$999,000
Alternative Uses
Best Use
Office B
$1.28M
$1.12M – $1.50M
NOI $89,910 @ 7.0% cap · market cap 9.04%
Second Best
Retail
$1.16M
$1.02M – $1.36M
NOI $81,358 @ 7.0% cap · market cap 8.18%
Theoretical Best
Office A
$1.54M
$1.35M – $1.80M
NOI $108,000 @ 7.0% cap · market cap 10.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,133
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77089, TX
56,994
Population
19,997
Households
2.9
Avg Household Size
35
Median Age
26%
College-Educated
85%
High-School Grad
13.0 sq mi
ZIP Area
4,384
Density / Sq Mi
$87,262
Median Household Income
$45,252
Median Earnings
$1,411
Median Rent
$237,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in Houston, TX
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Life's Little Blessings — 10911 Sabo Rd, Houston, TX 77089
- Greenhouse Learning Center — 10614 Sabo Rd, Houston, TX 77089
- Kings Kids Academy — 10824 Kingspoint Rd, Houston, TX 77075
Frequently Asked Questions
What type of property is this?
Day care center - Commercial property suitable for retail or office use.
Where is this day care center located?
The property is located at 10911 Sabo Road Houston, TX.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Excellent location; Suitable for Commercial Retail or Office use; Located in a Commercial Area
