Cypress Office Building For
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11960 Barker Cypress Rd, Cypress, TX 77433
Office building in Cypress, TX, suitable for owner-occupancy or investment.
Property Size7,332 SF
Price / SF$340.97
Days on Market551
Property Features for 11960 Barker Cypress Rd
General Information
Standard status
Active
Size
7,332 SF
Property subtype
Office
Occupancy
100%
Lease Type
NNN
Listing Agency:
Texas Commercial Real Estate Services
(713) 473-7200
Listed By:
Joel C. English · License #TX 465800
Source:
Crexi
Added: Feb 8, 2025
Changed: Aug 8
Last Checked: Aug 12 at 6:05AM
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 in Cypress, TX, presents an opportunity for either owner-occupancy or investment. The building features a total area of 7,332 square feet and includes two suites, both finished with high-end buildouts.
Key Highlights
- Excellent owner‑occupancy or investment opportunity
- Located in Cypress, TX
- Building has two suites
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
$96,036
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
3.84%
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%
$1,920,720
$1.9M
Cap Rate 7%
$1,371,943
$1.4M
Cap Rate 9%
$1,067,067
$1.1M
Market Conditions
NOI Build-Up for 7,332 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
$168.9K $23.04/SF
− Vacancy
−$40.9K −$5.58/SF
EGI
$128.0K $17.46/SF
− OpEx
−$32.0K −$4.37/SF
NOI
$96.0K $13.10/SF
Area
Harris County, TX
Vacancy
24.20%
Lease Rate
$23.04 /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%
$1,920,720
Cap Rate 7%
$1,371,943
Cap Rate 9%
$1,067,067
Alternative Uses
Best Use
Office B
$1.37M
$1.20M – $1.60M
NOI $96,036 @ 7.0% cap · market cap 3.84%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.00M
$1.75M – $2.34M
NOI $140,141 @ 7.0% cap · market cap 5.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
279
Businesses Nearby
Explore this area
Business Placement
Demographics for 77433, TX
106,663
Population
34,420
Households
3.1
Avg Household Size
34
Median Age
52%
College-Educated
95%
High-School Grad
59.0 sq mi
ZIP Area
1,808
Density / Sq Mi
$137,348
Median Household Income
$64,583
Median Earnings
$1,904
Median Rent
$384,400
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 building - Office building in Cypress, TX, suitable for owner-occupancy or investment.
Where is this office building located?
The property is located at 11960 Barker Cypress Rd Cypress, TX.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: Excellent owner‑occupancy or investment opportunity; Located in Cypress, TX; Building has two suites
