Cypress Next Office
For Sale
Contact for pricing
18747 Mueschke Road, Cypress, TX 77433
New office condominiums in Cypress, TX, coming soon!
Property Size1,215 SF
Lot Size3.00 Acres
Price / SF$261.73
Days on Market168
Property Features for 18747 Mueschke Road
General Information
Standard status
Active
Size
1,215 SF
Lot size
3.00 Acres
Property subtype
Office
Listing Agency:
Keller Williams Premier Realty Katy
Listed By:
Jimbo Homeyer · License #tx
Source:
Crexi
Added: Mar 26
Changed: Sep 8
Last Checked: Sep 9 at 6:46AM
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 Keller Williams Premier Realty Katy
Investment Insights
Based on property information with market context.
Cypress Next Office Condominiums are planned for a new commercial development, Cypress Next Business Park, located off Mueschke Rd & Juergen Rd, near Hwy 290 and Grand Parkway. Construction is scheduled to begin in Spring 2023. The complex will sit on 3 acres and accommodate 6 buildings, totaling 29,160 sq. ft. of office space. Individual office sizes range from 670 sq. ft. to 1,215 sq. ft., up to the entire building. Each unit will include 3-4 private offices, a reception area, a lounge/break room, and a restroom. A 400 sq. ft. community conference center will also be available. The business park aims to attract professional businesses, such as medical, financial, insurance, healthcare, med spa, real estate, title companies, law firms, and IT/tech support. The condo-style offices will feature high-end, designer-selected finishes. The building exterior will blend traditional and modern styles with sleek lines and smooth stucco and stone finishes. Structures and parking will be ADA compliant. Signage is allowed at the marquee and above the entrance door. Property management will maintain common areas, landscaping, signage, water/trash services, and building exteriors. Deed restrictions will be enforced. The location is surrounded by established neighborhoods, businesses, retail, and dining options.
Key Highlights
- Strategic location: close to Hwy 290 and Grand Parkway
- High‑end finishes: condo‑style offices with designer‑selected interior finishes
- Professional business environment ideal for medical, financial, legal, etc.
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
$15,914
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
5.00%
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%
$318,280
$318.3K
Cap Rate 7%
$227,343
$227.3K
Cap Rate 9%
$176,822
$176.8K
Market Conditions
NOI Build-Up for 1,215 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
$28.0K $23.04/SF
− Vacancy
−$6.8K −$5.58/SF
EGI
$21.2K $17.46/SF
− OpEx
−$5.3K −$4.37/SF
NOI
$15.9K $13.10/SF
Area
Harris County, TX
Vacancy
24.20%
Lease Rate
$23.04 /SF/Yr
Expense Ratio
25.00%
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%
$318,280
Cap Rate 7%
$227,343
Cap Rate 9%
$176,822
Alternative Uses
Best Use
Office B
$227.3K
$198.9K – $265.2K
NOI $15,914 @ 7.0% cap · market cap 5.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$331.8K
$290.3K – $387.1K
NOI $23,223 @ 7.0% cap · market cap 7.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
41
Businesses Nearby
Explore this area
Business Placement
Demographics for 77433, TX
106,663
Population
34,420
Households
3.1
Avg Household Size
34
Median Age
52%
College-Educated
95%
High-School Grad
59.0 sq mi
ZIP Area
1,808
Density / Sq Mi
$137,348
Median Household Income
$64,583
Median Earnings
$1,904
Median Rent
$384,400
Median Home Value
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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?
Office units - New office condominiums in Cypress, TX, coming soon!
Where is this office units located?
The property is located at 18747 Mueschke Road Cypress, TX.
What is the asking price?
The asking price for this property is $318,000.
What are key features of this property?
This property features: Strategic location: close to Hwy 290 and Grand Parkway; High‑end finishes: condo‑style offices with designer‑selected interior finishes; Professional business environment ideal for medical, financial, legal, etc.
