Flex Space with Truck
For Sale
Contact for pricing
Pending
12830 Cypress Valley Rd, Cypress, TX 77429
Shell office and warehouse space with light industrial utility, substantial vehicle maneuvering area, and future office build-out provisions.
Property Size6,500 SF
Days on Market361
Property Features for 12830 Cypress Valley Rd
General Information
Standard status
Pending
Size
6,500 SF
Property subtype
Industrial, Office
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Additional Details
Furnished
No
Clear Height
22 ft
Building Details
Buildings
1
Building Size
6,500 SF
Construction
metal
Listing Agency:
The National Realty Group, Inc.
Listed By:
Zain Shenwari · License #TX - 723632
Source:
Crexi
Added: Sep 5, 2025
Changed: Aug 30
Last Checked: Aug 30 at 3:58PM
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 The National Realty Group, Inc.
Investment Insights
Based on property information with market context.
This 6,500 SF shell flex property combines office and warehouse functionality in a Type II-B metal building. Construction includes a standing seam roof, reinforced concrete slab, R-20 wall insulation, R-30 roof insulation, metal panel walls with EIFS and stone accents, and provisions for future office build-out. Interior and exterior lighting include LED high-bay fixtures and wall-pack lighting. The building also features a 12' × 14' wind-rated steel sectional overhead door, black anodized storefront glazing, bollards, and track guards.
The property fronts Cypress Valley Road in Jarvis Business Park and is minutes from Hwy 290 and Cypress Methodist Hospital. A broad parking and truck court area supports 18-wheeler maneuvering. The site has no zoning and is subject to professional deed restrictions. Water is provided by HMW SUD, with private septic and pre-wiring for fiber internet. The property is outside a flood zone.
The property fronts Cypress Valley Road in Jarvis Business Park and is minutes from Hwy 290 and Cypress Methodist Hospital. A broad parking and truck court area supports 18-wheeler maneuvering. The site has no zoning and is subject to professional deed restrictions. Water is provided by HMW SUD, with private septic and pre-wiring for fiber internet. The property is outside a flood zone.
Key Highlights
- 6,500 SF shell office/warehouse building
- Clear height ranges from 22' at the front eave to 18' at the rear
- 12' × 14' wind‑rated steel sectional overhead door
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
$85,139
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
5.88%
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%
$1,702,780
$1.7M
Cap Rate 7%
$1,216,271
$1.2M
Cap Rate 9%
$945,989
$946.0K
Market Conditions
NOI Build-Up for 6,500 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
$149.8K $23.04/SF
− Vacancy
−$36.2K −$5.58/SF
EGI
$113.5K $17.46/SF
− OpEx
−$28.4K −$4.37/SF
NOI
$85.1K $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%
$1,702,780
Cap Rate 7%
$1,216,271
Cap Rate 9%
$945,989
Alternative Uses
Best Use
Office B
$1.22M
$1.06M – $1.42M
NOI $85,139 @ 7.0% cap · market cap 5.88%
Second Best
Warehouse
$966.8K
$846.0K – $1.13M
NOI $67,679 @ 7.0% cap · market cap 4.67%
Theoretical Best
Office A
$1.77M
$1.55M – $2.07M
NOI $124,238 @ 7.0% cap · market cap 8.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
22 ft
Clear height
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
417
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 77429, TX
94,176
Population
33,137
Households
2.8
Avg Household Size
36
Median Age
49%
College-Educated
93%
High-School Grad
37.8 sq mi
ZIP Area
2,491
Density / Sq Mi
$117,931
Median Household Income
$60,862
Median Earnings
$1,684
Median Rent
$342,300
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?
Flex space - Shell office and warehouse space with light industrial utility, substantial vehicle maneuvering area, and future office build-out provisions.
Where is this flex space located?
The property is located at 12830 Cypress Valley Rd Cypress, TX.
What is the asking price?
The asking price for this property is $1,448,571.
What are key features of this property?
This property features: 6,500 SF shell office/warehouse building; Clear height ranges from 22' at the front eave to 18' at the rear; 12' × 14' wind‑rated steel sectional overhead door
