Triplex Property with Insulated Metal
For Sale
Contact for pricing
409 Rayford Road, Spring, TX 77386
Triplex property with an insulated, HVAC-serviced metal building, 100% tenant occupied, on Southern Montgomery County MUD water and sewer.
Property Size7,430 SF
Price / SF$161.51
Days on Market759
Property Features for 409 Rayford Road
General Information
Standard status
Active
Size
7,430 SF
Property subtype
OFFICE
Occupancy
100%
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Listing Agency:
Riverstone Companies, LLC
(979) 431-4400
Listed By:
Jarred Taylor
(936) 525-0069
Source:
Moodyscre
Added: Aug 21, 2024
Changed: Sep 14
Last Checked: Sep 16 at 4:20PM
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 Riverstone Companies, LLC
Investment Insights
Based on property information with market context.
The property includes a 5,030 SF insulated and HVAC-serviced metal building built in 1999, along with a 2,400 SF multifamily triplex built in 1997. The multifamily and accessory building are 100% tenant occupied, providing an income-producing setup for an owner looking for in-place occupancy.
Located at 409 Rayford Road in Spring, Texas, the site is about 0.3 miles from IH-45. Traffic counts include 227,414 VPD on IH-45 and 50,100 VPD on Rayford Road, supporting strong visibility for the property.
Services are provided via Southern Montgomery County MUD water and sewer. The combination of building improvements, tenant occupancy, and access to major roadway traffic can support a variety of ownership strategies centered on existing operations.
Located at 409 Rayford Road in Spring, Texas, the site is about 0.3 miles from IH-45. Traffic counts include 227,414 VPD on IH-45 and 50,100 VPD on Rayford Road, supporting strong visibility for the property.
Services are provided via Southern Montgomery County MUD water and sewer. The combination of building improvements, tenant occupancy, and access to major roadway traffic can support a variety of ownership strategies centered on existing operations.
Key Highlights
- 100% tenant occupied
- 2,400 SF multifamily triplex built 1997
- 5,030 SF insulated/HVAC‑serviced metal building built 1999
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
$82,864
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
6.91%
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%
$1,657,280
$1.7M
Cap Rate 7%
$1,183,771
$1.2M
Cap Rate 9%
$920,711
$920.7K
Market Conditions
NOI Build-Up for 7,430 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
$126.6K $17.04/SF
− Vacancy
−$8.2K −$1.11/SF
EGI
$118.4K $15.93/SF
− OpEx
−$35.5K −$4.78/SF
NOI
$82.9K $11.15/SF
Area
Montgomery County, TX
Vacancy
6.50%
Lease Rate
$17.04 /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%
$1,657,280
Cap Rate 7%
$1,183,771
Cap Rate 9%
$920,711
Alternative Uses
Best Use
Multifamily LT 5
$1.18M
$1.04M – $1.38M
NOI $82,864 @ 7.0% cap · market cap 6.91%
Second Best
Apartment 5plus
$1.12M
$975.9K – $1.30M
NOI $78,068 @ 7.0% cap · market cap 6.51%
Theoretical Best
Specialty Retail
$1.88M
$1.64M – $2.19M
NOI $131,301 @ 7.0% cap · market cap 10.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
100%
Occupancy
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
2,268
Businesses Nearby
Explore this area
Business Placement
Demographics for 77386, TX
66,058
Population
22,778
Households
2.9
Avg Household Size
34
Median Age
49%
College-Educated
95%
High-School Grad
40.8 sq mi
ZIP Area
1,619
Density / Sq Mi
$130,094
Median Household Income
$66,481
Median Earnings
$1,878
Median Rent
$346,300
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 Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Triplex - Triplex property with an insulated, HVAC-serviced metal building, 100% tenant occupied, on Southern Montgomery County MUD water and sewer.
Where is this triplex located?
The property is located at 409 Rayford Road Spring, TX.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 100% tenant occupied; 2,400 SF multifamily triplex built 1997; 5,030 SF insulated/HVAC‑serviced metal building built 1999
