FASTSIGNS Retail
For Sale
Contact for pricing
18620 West Bellfort, Richmond, TX 77407
Operational signage center with owned production equipment, established workflows, and a developing repeat-customer base.
Property Size1,500 SF
Price / SF$193.33
Days on Market57
Property Features for 18620 West Bellfort
General Information
Standard status
Active
Size
1,500 SF
Property subtype
Retail, Business for Sale
Lease Type
NNN
Investment Type
Owner/User
Additional Details
Business Included
Yes
Building Details
Year Built
2025
Stories
1
Tenancy
Multi
Listing Agency:
KW Commercial Houston
Listed By:
Michael Stavinoha · License #Tx 675302
(713) 461-9393
Source:
Crexi
Added: Jul 24
Changed: Sep 9
Last Checked: Sep 18 at 6:59AM
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 KW Commercial Houston
Investment Insights
Based on property information with market context.
This FASTSIGNS storefront comprises a 1,500 SF operating center opened in March 2025. The property includes production equipment owned outright, with no equipment leases to assume. Startup implementation is complete, including vendor relationships, production workflows, and the operating infrastructure supporting the center’s current business activity.
Located at 18620 West Bellfort in Richmond, Texas, the center operates under national FASTSIGNS franchise backing, providing brand affiliation, corporate support, and access to an established franchise network. The business has developed a customer base and repeat-client pipeline since opening, while the existing setup provides a functioning platform for continued sales and relationship development.
Located at 18620 West Bellfort in Richmond, Texas, the center operates under national FASTSIGNS franchise backing, providing brand affiliation, corporate support, and access to an established franchise network. The business has developed a customer base and repeat-client pipeline since opening, while the existing setup provides a functioning platform for continued sales and relationship development.
Key Highlights
- 1,500 SF FASTSIGNS storefront at 18620 West Bellfort, Richmond, TX 77407
- Opened in March 2025
- Major production equipment is owned outright with zero equipment leases
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
$20,318
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
7.01%
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%
$406,360
$406.4K
Cap Rate 7%
$290,257
$290.3K
Cap Rate 9%
$225,756
$225.8K
Market Conditions
NOI Build-Up for 1,500 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
$30.8K $20.52/SF
− Vacancy
−$1.8K −$1.17/SF
EGI
$29.0K $19.35/SF
− OpEx
−$8.7K −$5.81/SF
NOI
$20.3K $13.55/SF
Area
Fort Bend County, TX
Vacancy
5.70%
Lease Rate
$20.52 /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%
$406,360
Cap Rate 7%
$290,257
Cap Rate 9%
$225,756
Alternative Uses
Best Use
Retail
$290.3K
$254.0K – $338.6K
NOI $20,318 @ 7.0% cap · market cap 7.01%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$18.69M
$16.35M – $21.80M
NOI $1,308,043 @ 7.0% cap · market cap 451.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
398
Businesses Nearby
147k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 55%
Leisure 19%
Groceries 12%
Shops & Services 11%
McDonald's
Dining
32,153 visits/mo
0.4 miles
Cinemark Long Meadow and XD, IMAX, ScreenX
Leisure
28,154 visits/mo
0.5 miles
Aldi
Groceries
17,831 visits/mo
0.4 miles
Shell
Shops & Services
12,528 visits/mo
0.4 miles
Taco Bell
Dining
10,258 visits/mo
0.5 miles
Demographics for 77407, TX
74,657
Population
25,284
Households
3
Avg Household Size
34
Median Age
53%
College-Educated
91%
High-School Grad
20.0 sq mi
ZIP Area
3,733
Density / Sq Mi
$101,595
Median Household Income
$51,273
Median Earnings
$1,993
Median Rent
$353,800
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Kroger Floral Department — 8011 W Grand Pkwy S, Richmond, TX 77407
Frequently Asked Questions
What type of property is this?
Storefront property - Operational signage center with owned production equipment, established workflows, and a developing repeat-customer base.
Where is this storefront property located?
The property is located at 18620 West Bellfort Richmond, TX.
What is the asking price?
The asking price for this property is $290,000.
What are key features of this property?
This property features: 1,500 SF FASTSIGNS storefront at 18620 West Bellfort, Richmond, TX 77407; Opened in March 2025; Major production equipment is owned outright with zero equipment leases
