Two-Story Office
For Sale
$3,900,000
2610 W Sam Houston Parkway South, Houston, TX 77042
Masonry office property with medical and professional space, elevators, loading access, and surface parking.
Property Size26,183 SF
Lot Size1.18 Acres
Price / SF$148.95
Days on Market90
Property Features for 2610 W Sam Houston Parkway South
General Information
Standard status
Active
Size
26,183 SF
Class
A
Total Parking Spaces
68
Elevators
Yes
Lot size
1.18 Acres
Property subtype
Office
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
loading dock
signage/visibility on Beltway 8
Building Details
Building Size
26,183 SF
Buildings
1
Stories
2
Construction
Masonry
Parking Ratio
2.7 per 1,000 SF
Listing Agency:
(713) 907-4195
Listed By:
Ron Roberson, CCIM, SIOR · License #TX #436714
(713) 907-4195
Source:
Caldwellcos
Added: Jun 2
Changed: Aug 29
Last Checked: Aug 29 at 11:23PM
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 26,183 SF, two-story masonry office building includes medical space on the first floor, open-concept office space, and professional space on the second floor. Two elevators serve the building, with front and rear access, and a loading dock supports building operations. The property sits on 1.18 acres and provides surface parking for 68 vehicles.
The building fronts Beltway 8 and offers access from the Beltway feeder and Rogerdale Road. Signage and visibility are positioned along Beltway 8, while the address places the property at 2610 W Sam Houston Parkway South in Houston, Texas. Showings are available by appointment.
The building fronts Beltway 8 and offers access from the Beltway feeder and Rogerdale Road. Signage and visibility are positioned along Beltway 8, while the address places the property at 2610 W Sam Houston Parkway South in Houston, Texas. Showings are available by appointment.
Key Highlights
- 26,183 SF two‑story masonry office building
- 1.18‑acre office property fronting Beltway 8
- Medical, open‑concept office, and professional space across two floors
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
$356,298
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
9.14%
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%
$7,125,960
$7.1M
Cap Rate 7%
$5,089,971
$5.1M
Cap Rate 9%
$3,958,867
$4.0M
Market Conditions
NOI Build-Up for 26,183 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
$659.8K $25.20/SF
− Vacancy
−$66.0K −$2.52/SF
EGI
$593.8K $22.68/SF
− OpEx
−$237.5K −$9.07/SF
NOI
$356.3K $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%
$7,125,960
Cap Rate 7%
$5,089,971
Cap Rate 9%
$3,958,867
Alternative Uses
Best Use
Healthcare Medical
$5.09M
$4.45M – $5.94M
NOI $356,298 @ 7.0% cap · market cap 9.14%
Second Best
Office B
$4.36M
$3.82M – $5.09M
NOI $305,399 @ 7.0% cap · market cap 7.83%
Theoretical Best
Office A
$6.73M
$5.89M – $7.85M
NOI $471,294 @ 7.0% cap · market cap 12.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,860
Businesses Nearby
Explore this area
Business Placement
Demographics for 77042, TX
41,177
Population
21,252
Households
1.9
Avg Household Size
34
Median Age
44%
College-Educated
89%
High-School Grad
6.2 sq mi
ZIP Area
6,641
Density / Sq Mi
$57,745
Median Household Income
$40,687
Median Earnings
$1,287
Median Rent
$371,300
Median Home Value
Market
Vacancy Rate% for Office in Houston, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Masonry office property with medical and professional space, elevators, loading access, and surface parking.
Where is this office building located?
The property is located at 2610 W Sam Houston Parkway South Houston, TX.
What is the asking price?
The asking price for this property is $3,900,000.
What are key features of this property?
This property features: 26,183 SF two‑story masonry office building; 1.18‑acre office property fronting Beltway 8; Medical, open‑concept office, and professional space across two floors
