Medical Office Suite with Exam
For Sale
Contact for pricing
11710 FM 1960 W, Houston, TX 77065
Medical/professional suite offers a waiting area, six exam rooms, staff space, and private restrooms.
Property Size3,000 SF
Price / SF$266.67
Days on Market947
Property Features for 11710 FM 1960 W
General Information
Standard status
Active
Size
3,000 SF
Property subtype
OFFICE
Site & Location
Traffic Count
54,183 vehicles/day
Highway Access
Yes
Road Access
Yes
Listing Agency:
Texas CRES
(281) 898-0895
Listed By:
Joel C. English · License #465800
(713) 473-7200
Source:
Moodyscre
Added: Feb 15, 2024
Changed: Sep 9
Last Checked: Sep 18 at 10:45AM
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 CRES
Investment Insights
Based on property information with market context.
This medical/professional office space for sale includes a waiting area, six exam rooms, an office staff area with nurse station, and a private office. The layout also features three storage rooms and two private restrooms, supporting day-to-day operations within the suite.
The property is located on FM 1960 at its intersection with Fallbrook Drive, providing visibility from a high-traffic corridor with noted traffic of 54,183 VPD on FM 1960. It is approximately 1.35 miles to US 290. The offering is in Harris County and within Cypress-Fairbanks ISD.
With its dedicated clinical room count and supportive staff, storage, and restroom configuration, the suite is well-suited for medical and professional office use.
The property is located on FM 1960 at its intersection with Fallbrook Drive, providing visibility from a high-traffic corridor with noted traffic of 54,183 VPD on FM 1960. It is approximately 1.35 miles to US 290. The offering is in Harris County and within Cypress-Fairbanks ISD.
With its dedicated clinical room count and supportive staff, storage, and restroom configuration, the suite is well-suited for medical and professional office use.
Key Highlights
- Approximately 3,000 SF medical/professional office space for sale on FM 1960 and Fallbrook Drive in Houston, TX
- Suite includes a waiting area plus six (6) exam rooms
- Staff and support areas include an office staff area and nurse station, plus a private office and three (3) storage rooms
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
$40,824
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%
$816,480
$816.5K
Cap Rate 7%
$583,200
$583.2K
Cap Rate 9%
$453,600
$453.6K
Market Conditions
NOI Build-Up for 3,000 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
$75.6K $25.20/SF
− Vacancy
−$7.6K −$2.52/SF
EGI
$68.0K $22.68/SF
− OpEx
−$27.2K −$9.07/SF
NOI
$40.8K $13.61/SF
Area
Houston, TX
Vacancy
10.00%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
40.00%
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%
$816,480
Cap Rate 7%
$583,200
Cap Rate 9%
$453,600
Alternative Uses
Best Use
Healthcare Medical
$583.2K
$510.3K – $680.4K
NOI $40,824 @ 7.0% cap · market cap 5.10%
Second Best
Office B
$499.9K
$437.4K – $583.2K
NOI $34,992 @ 7.0% cap · market cap 4.37%
Theoretical Best
Office A
$771.4K
$675.0K – $900.0K
NOI $54,000 @ 7.0% cap · market cap 6.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
54,183 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,404
Businesses Nearby
Under-served
Demand for This Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Houston, TX
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Medical/professional suite offers a waiting area, six exam rooms, staff space, and private restrooms.
Where is this medical office space located?
The property is located at 11710 FM 1960 W Houston, TX.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Approximately 3,000 SF medical/professional office space for sale on FM 1960 and Fallbrook Drive in Houston, TX; Suite includes a waiting area plus six (6) exam rooms; Staff and support areas include an office staff area and nurse station, plus a private office and three (3) storage rooms
