Freestanding Office
For Sale
$795,000
13026 Cypress North Houston Rd, Cypress, TX 77429
A converted commercial building combines enclosed offices, open work areas, and on-site parking.
Property Size3,880 SF
Days on Market91
Property Features for 13026 Cypress North Houston Rd
General Information
Standard status
Active
Size
3,880 SF
Class
C
Property subtype
Office
Building Details
Building Size
3,880 SF
Year Built
1967
Listing Agency:
(713) 907-4195
Listed By:
Ron Roberson, CCIM, SIOR · License #TX #436714
(713) 907-4195
Source:
Caldwellcos
Added: Jun 3
Changed: Aug 31
Last Checked: Aug 31 at 1:59PM
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 Ron Roberson, CCIM, SIOR
Investment Insights
Based on property information with market context.
This freestanding office property occupies a 3880sf building on 16,694sf of land and was converted from residential use for commercial operations. The interior includes four private offices, 18 workstations, a conference room, a large break room, and four restrooms, providing a blend of enclosed and collaborative areas. The property was built in 1967 and includes 18 parking spaces for employees and visitors.
Located at 13026 Cypress North Houston Rd in Cypress, Texas, the property also features lighted marquis signage that identifies the building from the road. Its combination of private rooms, open workstation capacity, meeting space, break facilities, and dedicated parking supports a range of office configurations.
Located at 13026 Cypress North Houston Rd in Cypress, Texas, the property also features lighted marquis signage that identifies the building from the road. Its combination of private rooms, open workstation capacity, meeting space, break facilities, and dedicated parking supports a range of office configurations.
Key Highlights
- 3880sf office building on 16,694sf of land
- Converted residential‑to‑commercial property built in 1967
- Four private offices, 18 workstations, and a conference room
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
$50,821
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
6.39%
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%
$1,016,420
$1.0M
Cap Rate 7%
$726,014
$726.0K
Cap Rate 9%
$564,678
$564.7K
Market Conditions
NOI Build-Up for 3,880 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
$89.4K $23.04/SF
− Vacancy
−$21.6K −$5.58/SF
EGI
$67.8K $17.46/SF
− OpEx
−$16.9K −$4.37/SF
NOI
$50.8K $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%
$1,016,420
Cap Rate 7%
$726,014
Cap Rate 9%
$564,678
Alternative Uses
Best Use
Office B
$726.0K
$635.3K – $847.0K
NOI $50,821 @ 7.0% cap · market cap 6.39%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.06M
$927.0K – $1.24M
NOI $74,161 @ 7.0% cap · market cap 9.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
331
Businesses Nearby
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?
Office building - A converted commercial building combines enclosed offices, open work areas, and on-site parking.
Where is this office building located?
The property is located at 13026 Cypress North Houston Rd Cypress, TX.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: 3880sf office building on 16,694sf of land; Converted residential‑to‑commercial property built in 1967; Four private offices, 18 workstations, and a conference room
