Office Unit with Conference
For Sale
$600,000
11821 Fm 1488rd Ste C, Magnolia, TX 77354
Professional office unit with lobby, cubicle-ready open area, two conference rooms, and on-site kitchenette.
Property Size2,600 SF
Days on Market60
Property Features for 11821 Fm 1488rd Ste C
General Information
Standard status
Active
Size
2,600 SF
Class
A
Property subtype
Office
Additional Details
Traffic Count
40,435 vehicles/day
Building Details
Building Size
2,600 SF
Year Built
2019
Listing Agency:
EXP REALTY, LLC
(713) 614-2670
Listed By:
Adam Olsen, CCIM · License #TX #0642075
Source:
Thecommercialprofessionals
Added: Jun 24
Changed: Aug 12
Last Checked: Aug 22 at 4:07AM
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 EXP REALTY, LLC
Investment Insights
Based on property information with market context.
This for-sale office unit is designed for day-to-day business operations, with a welcoming, spacious lobby at entry. Inside, the layout includes a large copy room with ample storage, two private office spaces, and a generously sized open area that can support cubicle-style workstations. A kitchenette is available for breaks and refreshments, along with two conference rooms for meetings and collaboration.
The unit is located on FM 1488 and is described as having high-traffic exposure, with an annual average daily traffic count of 40,435 vehicles. It is currently occupied by the owner, with the option to vacate at the time of closing.
With two bathrooms on-site, the space is set up for convenience for both employees and visitors. This configuration can support a range of office users seeking multiple rooms for focus work, team collaboration in conference rooms, and administrative functionality supported by an on-site copy room and storage.
The unit is located on FM 1488 and is described as having high-traffic exposure, with an annual average daily traffic count of 40,435 vehicles. It is currently occupied by the owner, with the option to vacate at the time of closing.
With two bathrooms on-site, the space is set up for convenience for both employees and visitors. This configuration can support a range of office users seeking multiple rooms for focus work, team collaboration in conference rooms, and administrative functionality supported by an on-site copy room and storage.
Key Highlights
- Professional office unit on high‑traffic FM 1488 with annual average daily traffic count of 40,435 vehicles
- Spacious lobby plus a large copy room with ample storage
- Layout includes 2 office spaces and a generously sized open area suitable for cubicles
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
$30,481
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
5.08%
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%
$609,620
$609.6K
Cap Rate 7%
$435,443
$435.4K
Cap Rate 9%
$338,678
$338.7K
Market Conditions
NOI Build-Up for 2,600 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
$52.1K $20.04/SF
− Vacancy
−$11.5K −$4.41/SF
EGI
$40.6K $15.63/SF
− OpEx
−$10.2K −$3.91/SF
NOI
$30.5K $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%
$609,620
Cap Rate 7%
$435,443
Cap Rate 9%
$338,678
Alternative Uses
Best Use
Office B
$435.4K
$381.0K – $508.0K
NOI $30,481 @ 7.0% cap · market cap 5.08%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$656.4K
$574.3K – $765.8K
NOI $45,946 @ 7.0% cap · market cap 7.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
40,435 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
81
Businesses Nearby
Explore this area
Business Placement
Demographics for 77354, TX
40,625
Population
15,747
Households
2.6
Avg Household Size
38
Median Age
42%
College-Educated
93%
High-School Grad
74.2 sq mi
ZIP Area
548
Density / Sq Mi
$112,093
Median Household Income
$58,832
Median Earnings
$1,850
Median Rent
$379,700
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 - Professional office unit with lobby, cubicle-ready open area, two conference rooms, and on-site kitchenette.
Where is this office units located?
The property is located at 11821 Fm 1488rd Ste C Magnolia, TX.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: Professional office unit on high‑traffic FM 1488 with annual average daily traffic count of 40,435 vehicles; Spacious lobby plus a large copy room with ample storage; Layout includes 2 office spaces and a generously sized open area suitable for cubicles
