Corner-Lot Flex
For Sale
$425,000
500 E Plantation Dr, Clute, TX 77531
Office and warehouse configuration with multiple overhead doors, private offices, restrooms, and concrete parking.
Property Size4,125 SF
Price / SF$103.03
Days on Market562
Property Features for 500 E Plantation Dr
General Information
Standard status
Active
Size
4,125 SF
Taxes and HOA fees
Annual Taxes
$7,855
Building Details
Buildings
1
Building Size
4,125 SF
Listing Agency:
Greg Flaniken & Assoc.
(979) 299-5019
Listed By:
Greg Flaniken · License #0206691
(979) 299-5019
Source:
Exprealty
Added: Feb 14, 2025
Changed: Aug 30
Last Checked: Aug 30 at 6:07AM
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 Greg Flaniken & Assoc.
Investment Insights
Based on property information with market context.
This 4,125 SF flex property combines office and warehouse space in a practical commercial layout. The building includes five offices, two restrooms, and four overhead doors, with two positioned at the front and two at the rear.
The property occupies a corner lot at 500 E Plantation Dr in Clute, Texas. Site features include concrete parking and a partial chain-link fence, supporting a functional setup for office and storage operations.
The property occupies a corner lot at 500 E Plantation Dr in Clute, Texas. Site features include concrete parking and a partial chain-link fence, supporting a functional setup for office and storage operations.
Key Highlights
- 4,125 SF office and warehouse building
- Four overhead doors: 2 in front and 2 in back
- Five offices and 2 restrooms
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
$25,794
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
6.07%
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%
$515,880
$515.9K
Cap Rate 7%
$368,486
$368.5K
Cap Rate 9%
$286,600
$286.6K
Market Conditions
NOI Build-Up for 4,125 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
$33.2K $8.04/SF
− Vacancy
−$2.8K −$0.68/SF
EGI
$30.3K $7.36/SF
− OpEx
−$4.6K −$1.10/SF
NOI
$25.8K $6.25/SF
Area
Brazoria County, TX
Vacancy
8.50%
Lease Rate
$8.04 /SF/Yr
Expense Ratio
15.00%
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%
$515,880
Cap Rate 7%
$368,486
Cap Rate 9%
$286,600
Alternative Uses
Best Use
Office B
$983.8K
$860.8K – $1.15M
NOI $68,866 @ 7.0% cap · market cap 16.20%
Second Best
Warehouse
$368.5K
$322.4K – $429.9K
NOI $25,794 @ 7.0% cap · market cap 6.07%
Theoretical Best
Multifamily LT 5
$51.39M
$44.96M – $59.95M
NOI $3,597,119 @ 7.0% cap · market cap 846.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
385
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77531, TX
15,666
Population
7,502
Households
2.1
Avg Household Size
33
Median Age
17%
College-Educated
83%
High-School Grad
11.7 sq mi
ZIP Area
1,339
Density / Sq Mi
$71,583
Median Household Income
$40,817
Median Earnings
$1,217
Median Rent
$236,800
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?
Flex space - Office and warehouse configuration with multiple overhead doors, private offices, restrooms, and concrete parking.
Where is this flex space located?
The property is located at 500 E Plantation Dr Clute, TX.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 4,125 SF office and warehouse building; Four overhead doors: 2 in front and 2 in back; Five offices and 2 restrooms
