Retail/Office Space For
For Sale
Contact for pricing
11780 FM 1960, Houston, TX 77065
Retail or office space available in established center.
Property Size1,500 SF
Price / SF$266
Days on Market1316
Property Features for 11780 FM 1960
General Information
Standard status
Active
Size
1,500 SF
Property subtype
Retail, Office
Lease Type
Modified Gross
Building Details
Year Built
1995
Listing Agency:
Texas Commercial Real Estate Services
(713) 473-7200
Listed By:
Chris Joyce · License #TX 695869
Source:
Crexi
Added: Jan 14, 2023
Changed: Aug 8
Last Checked: Aug 21 at 9:23AM
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 Texas Commercial Real Estate Services
Investment Insights
Based on property information with market context.
This commercial property offers retail or office space available for sale. The property is located in a well-established center on FM 1960 and Fallbrook. The property size is 1500 square feet.
Key Highlights
- Retail/office space available for lease or sale.
- Located in a well‑established center.
- Located on FM 1960 and Fallbrook.
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
$20,339
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
5.10%
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%
$406,780
$406.8K
Cap Rate 7%
$290,557
$290.6K
Cap Rate 9%
$225,989
$226.0K
Market Conditions
NOI Build-Up for 1,500 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
$30.8K $20.52/SF
− Vacancy
−$1.7K −$1.15/SF
EGI
$29.1K $19.37/SF
− OpEx
−$8.7K −$5.81/SF
NOI
$20.3K $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%
$406,780
Cap Rate 7%
$290,557
Cap Rate 9%
$225,989
Alternative Uses
Best Use
Retail
$290.6K
$254.2K – $339.0K
NOI $20,339 @ 7.0% cap · market cap 5.10%
Second Best
Office B
$249.9K
$218.7K – $291.6K
NOI $17,496 @ 7.0% cap · market cap 4.38%
Theoretical Best
Office A
$385.7K
$337.5K – $450.0K
NOI $27,000 @ 7.0% cap · market cap 6.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,410
Businesses Nearby
Explore this area
Business Placement
Demographics for 77065, TX
37,144
Population
17,110
Households
2.2
Avg Household Size
36
Median Age
30%
College-Educated
89%
High-School Grad
8.2 sq mi
ZIP Area
4,530
Density / Sq Mi
$75,496
Median Household Income
$44,334
Median Earnings
$1,371
Median Rent
$257,800
Median Home Value
Market
Vacancy Rate% for Office in Houston, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Retail or office space available in established center.
Where is this retail space located?
The property is located at 11780 FM 1960 Houston, TX.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Retail/office space available for lease or sale.; Located in a well‑established center.; Located on FM 1960 and Fallbrook.
