Mixed-Use Property with
For Sale
Contact for pricing
1112 N Frazier St, Conroe, TX 77301
The property includes a leased restaurant, an upper-level commercial area, and on-site parking.
Property Size8,000 SF
Lot Size0.59 Acres
Price / SF$161.88
Days on Market134
Property Features for 1112 N Frazier St
General Information
Standard status
Active
Size
8,000 SF
Elevators
Yes
Lot size
0.59 Acres
Property subtype
Mixed Use, Office, Retail
Property Condition
Severity
Repairs Needed
Evidence
there is an elevator that will need to be checked out since the owner has never had it looked at
Additional Details
Floor
Downstairs
Road Access
Yes
Office Units
1
Amenities
Commercial Porch Area
elevator
Building Details
Year Built
1974
Buildings
1
Stories
2
Listing Agency:
Anne Vickery Real Estate
Listed By:
Dee Walters · License #616524
Source:
Crexi
Added: Apr 20
Changed: Aug 31
Last Checked: Aug 31 at 1:45PM
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 Anne Vickery Real Estate
Investment Insights
Based on property information with market context.
This mixed-use property includes a downstairs restaurant leased to Chofa Thai Cuisine, along with a 900-square-foot office and a 1,000-square-foot commercial porch area. The upper level contains 3,500 square feet, two updated restrooms, a separate entrance, and an elevator that requires inspection. The property was built in 1974.
Located at 1112 N Frazier St in Conroe, the site is approximately 0.5 miles north of N. Davis St and near Downtown Conroe, Texas. Seller-owned parking is included with the sale. The upper-level layout provides commercial space that may accommodate office or other uses, subject to applicable requirements.
Located at 1112 N Frazier St in Conroe, the site is approximately 0.5 miles north of N. Davis St and near Downtown Conroe, Texas. Seller-owned parking is included with the sale. The upper-level layout provides commercial space that may accommodate office or other uses, subject to applicable requirements.
Key Highlights
- 4,500‑square‑foot downstairs space leased to Chofa Thai Cuisine
- 3,500‑square‑foot upper‑level area with two updated restrooms
- Separate entrance serves the upper level
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
$93,787
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
7.24%
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%
$1,875,740
$1.9M
Cap Rate 7%
$1,339,814
$1.3M
Cap Rate 9%
$1,042,078
$1.0M
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
$160.3K $20.04/SF
− Vacancy
−$35.3K −$4.41/SF
EGI
$125.0K $15.63/SF
− OpEx
−$31.3K −$3.91/SF
NOI
$93.8K $11.72/SF
Area
Montgomery County, TX
Vacancy
22.00%
Lease Rate
$20.04 /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%
$1,875,740
Cap Rate 7%
$1,339,814
Cap Rate 9%
$1,042,078
Alternative Uses
Best Use
Specialty Retail
$2.02M
$1.77M – $2.36M
NOI $141,373 @ 7.0% cap · market cap 10.92%
Second Best
Office B
$1.34M
$1.17M – $1.56M
NOI $93,787 @ 7.0% cap · market cap 7.24%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
636
Businesses Nearby
Explore this area
Business Placement
Demographics for 77301, TX
35,923
Population
12,854
Households
2.8
Avg Household Size
32
Median Age
21%
College-Educated
75%
High-School Grad
20.2 sq mi
ZIP Area
1,778
Density / Sq Mi
$64,885
Median Household Income
$35,575
Median Earnings
$1,229
Median Rent
$193,500
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?
Mixed-use property - The property includes a leased restaurant, an upper-level commercial area, and on-site parking.
Where is this mixed-use property located?
The property is located at 1112 N Frazier St Conroe, TX.
What is the asking price?
The asking price for this property is $1,295,000.
What are key features of this property?
This property features: 4,500‑square‑foot downstairs space leased to Chofa Thai Cuisine; 3,500‑square‑foot upper‑level area with two updated restrooms; Separate entrance serves the upper level
