Climate-Controlled Manufacturing Campus with Heavy
For Sale
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4303 Southerland Road, Houston, TX 77092
Turnkey, climate-controlled production campus with 2,000 AMP / 480V heavy power and dual visibility near Hwy 290.
Property Size21,600 SF
Lot Size0.96 Acres
Price / SF$134.26
Days on Market634
Property Features for 4303 Southerland Road
General Information
Standard status
Active
Size
21,600 SF
Lot size
0.96 Acres
Property subtype
INDUSTRIAL
Warehouse & Industrial
Drive-In Doors
3
Power
2,000 amps
Voltage
480 V
Heavy Power
Yes
Additional Details
Highway Access
Yes
Building Details
Buildings
2
Listing Agency:
Texas CRES
(281) 898-0895
Listed By:
Joel C. English · License #465800
(713) 473-7200
Source:
Moodyscre
Added: Dec 19, 2024
Changed: Sep 9
Last Checked: Sep 13 at 10:49AM
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.
Turnkey, climate-controlled manufacturing and specialty industrial production campus totaling 21,600 SF across two separate buildings. The production areas are fully climatized (not a shell) and supported by 2,000 AMP / 480V heavy power for high-load operations. Step-down transformer infrastructure (480/240/110) and new ethernet connectivity are installed throughout.
Building 1 is dedicated to production with dock-high loading (8’ x 8’, 8’ x 10’) plus a freight elevator and vertical workflow. A mezzanine provides space for office/QC/production (unfinished), and the production area offers approximately 16’ clear height.
Building 2 combines climate-controlled production with office space, including HVAC-conditioned warehouse areas, three offices and a break room, multiple restrooms plus a shower, and secure entry with a vault and mechanical room. It also includes three grade-level doors (8.5’–14’). The campus sits on a corner lot with dual visibility, less than 1 mile to Hwy 290.
Building 1 is dedicated to production with dock-high loading (8’ x 8’, 8’ x 10’) plus a freight elevator and vertical workflow. A mezzanine provides space for office/QC/production (unfinished), and the production area offers approximately 16’ clear height.
Building 2 combines climate-controlled production with office space, including HVAC-conditioned warehouse areas, three offices and a break room, multiple restrooms plus a shower, and secure entry with a vault and mechanical room. It also includes three grade-level doors (8.5’–14’). The campus sits on a corner lot with dual visibility, less than 1 mile to Hwy 290.
Key Highlights
- 2,000 AMP / 480V heavy power plus installed 480/240/110 step‑down transformers
- 21,600 SF turnkey, fully climatized production space across two buildings
- Dock‑high loading in Building 1 (8’ x 8’ and 8’ x 10’) with freight elevator and vertical workflow
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
$121,792
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
4.20%
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%
$2,435,840
$2.4M
Cap Rate 7%
$1,739,886
$1.7M
Cap Rate 9%
$1,353,244
$1.4M
Market Conditions
NOI Build-Up for 21,600 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
$194.4K $9.00/SF
− Vacancy
−$20.4K −$0.95/SF
EGI
$174.0K $8.06/SF
− OpEx
−$52.2K −$2.42/SF
NOI
$121.8K $5.64/SF
Area
Houston, TX
Vacancy
10.50%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
30.00%
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%
$2,435,840
Cap Rate 7%
$1,739,886
Cap Rate 9%
$1,353,244
Alternative Uses
Best Use
Industrial
$1.74M
$1.52M – $2.03M
NOI $121,792 @ 7.0% cap · market cap 4.20%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.55M
$4.86M – $6.48M
NOI $388,800 @ 7.0% cap · market cap 13.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Drive-in doors
Yes
Heavy power
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
881
Businesses Nearby
Explore this area
Business Placement
Demographics for 77092, TX
34,903
Population
16,158
Households
2.2
Avg Household Size
34
Median Age
27%
College-Educated
75%
High-School Grad
8.1 sq mi
ZIP Area
4,309
Density / Sq Mi
$56,741
Median Household Income
$34,895
Median Earnings
$1,228
Median Rent
$222,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in Houston, TX
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Turnkey, climate-controlled production campus with 2,000 AMP / 480V heavy power and dual visibility near Hwy 290.
Where is this manufacturing property located?
The property is located at 4303 Southerland Road Houston, TX.
What is the asking price?
The asking price for this property is $2,900,000.
What are key features of this property?
This property features: 2,000 AMP / 480V heavy power plus installed 480/240/110 step‑down transformers; 21,600 SF turnkey, fully climatized production space across two buildings; Dock‑high loading in Building 1 (8’ x 8’ and 8’ x 10’) with freight elevator and vertical workflow
