Sugar Land Waterfront Live+Work
For Sale
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1416 Lake Pointe Pkwy, Sugar Land, TX 77478
Waterfront live+work townhome with elevator, pro kitchen, and dual patios.
Property Size3,148 SF
Price / SF$222.05
Days on Market148
Property Features for 1416 Lake Pointe Pkwy
General Information
Standard status
Active
Size
3,148 SF
Property subtype
Mixed Use, Office, Special Purpose
Zoning
Live / Work
Building Details
Year Built
2007
Stories
3
Listing Agency:
Real Brokerage, LLC
Listed By:
Cathy Coleman · License #0609918
Source:
Crexi
Added: Mar 17
Changed: Aug 8
Last Checked: Aug 10 at 10:18AM
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 Real Brokerage, LLC
Investment Insights
Based on property information with market context.
This Sugar Land waterfront live+work townhome features three levels, an elevator, and a gated two-car garage. The property includes a private ground-floor suite suitable for an office, gym, or guest suite. It also boasts soaring ceilings, a professional kitchen, and dual patios. The top floor features a spa-like primary suite. The property is located steps from Whole Foods, hotels, and dining. It offers street parking and a separate office entrance. The property size is 3148 square feet.
Key Highlights
- Waterfront live+work townhome with live+work zoning offering potential tax savings.
- Private elevator for easy access to all 3 levels.
- Gated 2‑car garage and lock‑and‑leave convenience.
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
$38,248
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
5.47%
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%
$764,960
$765.0K
Cap Rate 7%
$546,400
$546.4K
Cap Rate 9%
$424,978
$425.0K
Market Conditions
NOI Build-Up for 3,148 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
$68.0K $21.60/SF
− Vacancy
−$6.8K −$2.16/SF
EGI
$61.2K $19.44/SF
− OpEx
−$22.9K −$7.29/SF
NOI
$38.2K $12.15/SF
Area
Sugar Land, TX
Vacancy
10.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$764,960
Cap Rate 7%
$546,400
Cap Rate 9%
$424,978
Alternative Uses
Best Use
Mixed Use
$546.4K
$478.1K – $637.5K
NOI $38,248 @ 7.0% cap · market cap 5.47%
Second Best
Office B
$325.1K
$284.5K – $379.3K
NOI $22,756 @ 7.0% cap · market cap 3.26%
Theoretical Best
Specialty Retail
$602.3K
$527.0K – $702.6K
NOI $42,158 @ 7.0% cap · market cap 6.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,959
Businesses Nearby
Explore this area
Business Placement
Demographics for 77478, TX
24,536
Population
9,168
Households
2.7
Avg Household Size
48
Median Age
59%
College-Educated
94%
High-School Grad
10.0 sq mi
ZIP Area
2,454
Density / Sq Mi
$116,205
Median Household Income
$53,388
Median Earnings
$1,751
Median Rent
$378,700
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?
Mixed-use property - Waterfront live+work townhome with elevator, pro kitchen, and dual patios.
Where is this mixed-use property located?
The property is located at 1416 Lake Pointe Pkwy Sugar Land, TX.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Waterfront live+work townhome with live+work zoning offering potential tax savings.; Private elevator for easy access to all 3 levels.; Gated 2‑car garage and lock‑and‑leave convenience.
