Flex Warehouse with Roll-Up
For Sale
$1,500,000
1631 McCaleb Road, Montgomery, TX 77316
New Class-A flex warehouse with grade-level roll-up doors, 3-phase power, and 20+ dedicated parking spaces.
Property Size9,600 SF
Price / SF$75
Days on Market64
Property Features for 1631 McCaleb Road
General Information
Standard status
Active
Size
9,600 SF
Class
A
Property subtype
Office/Warehouse/Retail
Warehouse & Industrial
Clear Height
23 ft
Heavy Power
Yes
Additional Details
Traffic Count
16,600 vehicles/day
Building Details
Building Size
9,600 SF
Year Built
2026
Listing Agency:
The Commercial Professionals
(713) 614-2670
Listed By:
Adam Olsen, CCIM · License #TX #0642075
Source:
Thecommercialprofessionals
Added: Jun 25
Changed: Aug 8
Last Checked: Aug 26 at 6:43AM
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 Commercial Professionals
Investment Insights
Based on property information with market context.
New Class-A flex warehouse designed for scalable occupancy, offering 19,600 to 20,000+ square feet of flexible space. The building features 23’ clear eave height and 3-phase power availability, along with 16’ grade-level roll-up doors. Dedicated parking is planned at 20+ spaces per building, supporting efficient daily operations. Scheduled delivery is April 1, 2026.
The property is located off McCaleb Road within a newly developed, master-planned business park. Reported traffic in the area is approximately +/- 16,600 vehicles per day, supporting visibility and accessibility for customers, employees, and logistics.
The combination of modern site planning, high-clearance design, and roll-up access is intended to support a range of owner-user or investment strategies while maintaining long-term flexibility.
The property is located off McCaleb Road within a newly developed, master-planned business park. Reported traffic in the area is approximately +/- 16,600 vehicles per day, supporting visibility and accessibility for customers, employees, and logistics.
The combination of modern site planning, high-clearance design, and roll-up access is intended to support a range of owner-user or investment strategies while maintaining long-term flexibility.
Key Highlights
- New Class‑A flex warehouse (Year Built: 2026) in a master‑planned business park off McCaleb Road
- Scalable 9,600 to 20,000+ SF space with 23' clear eave height
- 3‑phase power availability
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
$123,609
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
8.24%
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%
$2,472,180
$2.5M
Cap Rate 7%
$1,765,843
$1.8M
Cap Rate 9%
$1,373,433
$1.4M
Market Conditions
NOI Build-Up for 20,000 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
$155.2K $7.76/SF
− Vacancy
−$9.8K −$0.49/SF
EGI
$145.4K $7.27/SF
− OpEx
−$21.8K −$1.09/SF
NOI
$123.6K $6.18/SF
Area
Montgomery County, TX
Vacancy
6.30%
Lease Rate
$7.76 /SF/Yr
Expense Ratio
15.00%
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%
$2,472,180
Cap Rate 7%
$1,765,843
Cap Rate 9%
$1,373,433
Alternative Uses
Best Use
Warehouse
$1.77M
$1.55M – $2.06M
NOI $123,609 @ 7.0% cap · market cap 8.24%
Second Best
Industrial
$1.45M
$1.27M – $1.70M
NOI $101,796 @ 7.0% cap · market cap 6.79%
Theoretical Best
Specialty Retail
$5.05M
$4.42M – $5.89M
NOI $353,434 @ 7.0% cap · market cap 23.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
23 ft
Clear height
16,600 VPD
Traffic count
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
64
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77316, TX
30,598
Population
11,879
Households
2.6
Avg Household Size
40
Median Age
44%
College-Educated
96%
High-School Grad
129.0 sq mi
ZIP Area
237
Density / Sq Mi
$129,418
Median Household Income
$63,663
Median Earnings
$1,419
Median Rent
$396,500
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- The Craw Haus — 15580 Rabon Chapel Rd, Montgomery, TX 77316
Frequently Asked Questions
What type of property is this?
Flex space - New Class-A flex warehouse with grade-level roll-up doors, 3-phase power, and 20+ dedicated parking spaces.
Where is this flex space located?
The property is located at 1631 McCaleb Road Montgomery, TX.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: New Class‑A flex warehouse (Year Built: 2026) in a master‑planned business park off McCaleb Road; Scalable 9,600 to 20,000+ SF space with 23' clear eave height; 3‑phase power availability
