New Self-Storage Facility Under
For Sale
Contact for pricing
18180 Becker Rd, Hockley, TX 77447
Class-A self-storage facility in Hockley, TX, expected completion April 2026.
Property Size36,525 SF
Price / SF$130.05
Days on Market184
Property Features for 18180 Becker Rd
General Information
Standard status
Active
Size
36,525 SF
Class
A
Property subtype
Industrial, Self Storage
Zoning
NZ
Building Details
Year Built
2026
Listing Agency:
VERSAL - Bellomy
Listed By:
Bill Bellomy · License #TX 575641
Source:
Crexi
Added: Feb 19
Changed: Aug 8
Last Checked: Aug 8 at 6:37AM
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 VERSAL - Bellomy
Investment Insights
Based on property information with market context.
SMS Self Storage is a class-A facility currently under construction in Hockley, TX, a suburb of the Houston MSA near Cypress, Rose Hill, and Tomball. The property is expected to receive its certificate of occupancy in April 2026. Upon completion, the facility will feature 71 climate-controlled units and 135 non-climate units, totaling 36,525 net rentable square feet. The average unit size is 136 net rentable square feet for climate-controlled units and 199 net rentable square feet for non-climate units. The facility is located within the Hockley trade area, 2 miles from Highway 290 and within 3.8 miles of major retailers such as H-E-B, Academy, and Chick-fil-A. The property is located near numerous large-scale housing developments within a 5-mile radius. This radius includes a population of 54,559 with an average household income of $161,280. Class-A construction highlights include metal and steel construction, concrete drives, an on-site leasing office, perimeter fencing, gated keypad access, exterior lighting, and security features.
Key Highlights
- Brand‑new, Class‑A self‑storage facility under construction in Hockley, TX.
- Located in a high‑growth area, the average household income is $161,280 within a 5‑mile radius.
- Benefits from proximity to Highway 290 (2 miles) and major retailers (within 3.8 miles).
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
$374,922
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
7.89%
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%
$7,498,440
$7.5M
Cap Rate 7%
$5,356,029
$5.4M
Cap Rate 9%
$4,165,800
$4.2M
Market Conditions
NOI Build-Up for 36,525 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
$569.8K $15.60/SF
− Vacancy
−$34.2K −$0.94/SF
EGI
$535.6K $14.66/SF
− OpEx
−$160.7K −$4.40/SF
NOI
$374.9K $10.26/SF
Area
Harris County, TX
Vacancy
6.00%
Lease Rate
$15.60 /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%
$7,498,440
Cap Rate 7%
$5,356,029
Cap Rate 9%
$4,165,800
Alternative Uses
Best Use
Self Storage
$5.36M
$4.69M – $6.25M
NOI $374,922 @ 7.0% cap · market cap 7.89%
Second Best
Industrial
$4.47M
$3.91M – $5.22M
NOI $313,192 @ 7.0% cap · market cap 6.59%
Theoretical Best
Office A
$9.97M
$8.73M – $11.64M
NOI $698,124 @ 7.0% cap · market cap 14.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
37
Businesses Nearby
Explore this area
Business Placement
Demographics for 77447, TX
20,805
Population
7,903
Households
2.6
Avg Household Size
34
Median Age
26%
College-Educated
89%
High-School Grad
103.4 sq mi
ZIP Area
201
Density / Sq Mi
$111,932
Median Household Income
$53,443
Median Earnings
$1,594
Median Rent
$296,200
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Self storage facility - Class-A self-storage facility in Hockley, TX, expected completion April 2026.
Where is this self storage facility located?
The property is located at 18180 Becker Rd Hockley, TX.
What is the asking price?
The asking price for this property is $4,750,000.
What are key features of this property?
This property features: Brand‑new, Class‑A self‑storage facility under construction in Hockley, TX.; Located in a high‑growth area, the average household income is $161,280 within a 5‑mile radius.; Benefits from proximity to Highway 290 (2 miles) and major retailers (within 3.8 miles).
