Medical Office Investment
For Sale
Contact for pricing
18700 W Lake Houston Pkwy, Humble, TX 77346
Two medical and professional office buildings total 21,273 SF on about 3.6 acres with ample drive-up parking access.
Property Size21,273 SF
Lot Size3.60 Acres
Price / SF$244.21
Days on Market54
Property Features for 18700 W Lake Houston Pkwy
General Information
Standard status
Active
Size
21,273 SF
Lot size
3.60 Acres
Property subtype
OFFICE
Occupancy
100%
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Tenancy
Multi
Listing Agency:
McAlpine Interests
(281) 973-0456
Listed By:
Adam McAlpine · License #600646
(281) 973-4562
Source:
Moodyscre
Added: Jul 23
Changed: Aug 14
Last Checked: Sep 13 at 6:47AM
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 McAlpine Interests
Investment Insights
Based on property information with market context.
This 100% leased medical and professional investment includes two medical/professional buildings totaling 21,273 square feet. The property sits on approximately 3.6 acres and features about 1.3 acres of excess land, offering room for future development or expansion. Drive-up suite access and ample on-site parking support convenient patient and professional visits. The property is described as well-maintained and is stated to not be located in a flood plain.
The buildings have prominent frontage and visibility along W Lake Houston Parkway, a major north-south commercial corridor serving the Lake Houston market. The asset is positioned in the Lake Houston/Atascocita trade area, with convenient access to FM 1960, West Lake Houston Parkway, and Beltway 8. The surrounding area includes established retail, restaurants, banking, healthcare, and everyday conveniences.
As presented, the space is a flexible, multi-tenant medical/professional offering with a diverse tenant mix, providing immediate occupancy alongside potential for long-term growth tied to the surrounding commercial and residential development.
The buildings have prominent frontage and visibility along W Lake Houston Parkway, a major north-south commercial corridor serving the Lake Houston market. The asset is positioned in the Lake Houston/Atascocita trade area, with convenient access to FM 1960, West Lake Houston Parkway, and Beltway 8. The surrounding area includes established retail, restaurants, banking, healthcare, and everyday conveniences.
As presented, the space is a flexible, multi-tenant medical/professional offering with a diverse tenant mix, providing immediate occupancy alongside potential for long-term growth tied to the surrounding commercial and residential development.
Key Highlights
- 100% leased medical/professional investment with immediate stable cash flow
- Two medical/professional buildings totaling 21,273 SF on approximately 3.6 acres
- Includes approximately 1.3 acres of excess land for future development or expansion
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
$334,465
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
6.44%
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%
$6,689,300
$6.7M
Cap Rate 7%
$4,778,071
$4.8M
Cap Rate 9%
$3,716,278
$3.7M
Market Conditions
NOI Build-Up for 21,273 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
$653.5K $30.72/SF
− Vacancy
−$96.1K −$4.52/SF
EGI
$557.4K $26.20/SF
− OpEx
−$223.0K −$10.48/SF
NOI
$334.5K $15.72/SF
Area
Harris County, TX
Vacancy
14.70%
Lease Rate
$30.72 /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%
$6,689,300
Cap Rate 7%
$4,778,071
Cap Rate 9%
$3,716,278
Alternative Uses
Best Use
Healthcare Medical
$4.78M
$4.18M – $5.57M
NOI $334,465 @ 7.0% cap · market cap 6.44%
Second Best
Office B
$3.98M
$3.48M – $4.64M
NOI $278,639 @ 7.0% cap · market cap 5.36%
Theoretical Best
Office A
$5.81M
$5.08M – $6.78M
NOI $406,604 @ 7.0% cap · market cap 7.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
747
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77346, TX
71,119
Population
26,650
Households
2.7
Avg Household Size
35
Median Age
42%
College-Educated
94%
High-School Grad
17.9 sq mi
ZIP Area
3,973
Density / Sq Mi
$116,658
Median Household Income
$61,767
Median Earnings
$1,770
Median Rent
$291,200
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Two medical and professional office buildings total 21,273 SF on about 3.6 acres with ample drive-up parking access.
Where is this medical office space located?
The property is located at 18700 W Lake Houston Pkwy Humble, TX.
What is the asking price?
The asking price for this property is $5,195,000.
What are key features of this property?
This property features: 100% leased medical/professional investment with immediate stable cash flow; Two medical/professional buildings totaling 21,273 SF on approximately 3.6 acres; Includes approximately 1.3 acres of excess land for future development or expansion
