Office Condo with Warehouse
New
For Sale
Contact for pricing
1330 Rayford Park Rd, Spring, TX 77386
Modern business condo with flexible office areas, warehouse functionality, balconies, and round-the-clock access.
Property Size4,800 SF
Price / SF$289.58
Days on Market3
Property Features for 1330 Rayford Park Rd
General Information
Standard status
Active
Size
4,800 SF
Class
Class A
Property subtype
OFFICE
Financials
Asking Price
$1,390,000
HOA Fee
$746.67
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Additional Details
Office Units
2
Amenities
glass walls
container warehouse offices
roll-up warehouse door
motion-sensor lights
24-hour access
two balconies
three restrooms (one with shower)
car charging station on-site
Building Details
Year Built
2018
Listing Agency:
Cypressbrook Company
(281) 364-1777
Listed By:
Kimberly DeVos · License #533677
(281) 723-9599
Source:
Moodyscre
Added: Sep 8
Changed: Sep 9
Last Checked: Sep 9 at 3:00PM
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 Cypressbrook Company
Investment Insights
Based on property information with market context.
Suites D & E comprise a 4,800-square-foot office condominium built in 2018. The property combines modern finishes with glass-partitioned areas, warehouse offices, and a roll-up door. Additional features include motion-sensor lighting, three HVAC units, two balconies, and three restrooms, including one with a shower. A car charging station is available on-site, and access is provided 24 hours a day.
The property is positioned directly off Rayford Rd in Spring, with access to I-45, The Hardy Toll Road, and Grand Parkway (99). The Woodlands, Oak Ridge, and Shenandoah are minutes away, while IAH is 20 miles from the property and Downtown Houston is 28 miles away.
The property is positioned directly off Rayford Rd in Spring, with access to I-45, The Hardy Toll Road, and Grand Parkway (99). The Woodlands, Oak Ridge, and Shenandoah are minutes away, while IAH is 20 miles from the property and Downtown Houston is 28 miles away.
Key Highlights
- 4,800‑square‑foot office condominium built in 2018
- Suites D & E include glass walls, modern finishes, and warehouse offices
- Roll‑up warehouse door and 24‑hour access
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
$56,272
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
4.05%
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%
$1,125,440
$1.1M
Cap Rate 7%
$803,886
$803.9K
Cap Rate 9%
$625,244
$625.2K
Market Conditions
NOI Build-Up for 4,800 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
$96.2K $20.04/SF
− Vacancy
−$21.2K −$4.41/SF
EGI
$75.0K $15.63/SF
− OpEx
−$18.8K −$3.91/SF
NOI
$56.3K $11.72/SF
Area
Montgomery County, TX
Vacancy
22.00%
Lease Rate
$20.04 /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%
$1,125,440
Cap Rate 7%
$803,886
Cap Rate 9%
$625,244
Alternative Uses
Best Use
Office B
$803.9K
$703.4K – $937.9K
NOI $56,272 @ 7.0% cap · market cap 4.05%
Second Best
Industrial
$349.0K
$305.4K – $407.2K
NOI $24,431 @ 7.0% cap · market cap 1.76%
Theoretical Best
Specialty Retail
$1.21M
$1.06M – $1.41M
NOI $84,824 @ 7.0% cap · market cap 6.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Office units
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
408
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Modern business condo with flexible office areas, warehouse functionality, balconies, and round-the-clock access.
Where is this office units located?
The property is located at 1330 Rayford Park Rd Spring, TX.
What is the asking price?
The asking price for this property is $1,390,000.
What are key features of this property?
This property features: 4,800‑square‑foot office condominium built in 2018; Suites D & E include glass walls, modern finishes, and warehouse offices; Roll‑up warehouse door and 24‑hour access
