Professional Office Building For
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20103 Aldine Westfield Rd, Humble, TX 77338
High-visibility office building with flexible layout and excellent accessibility.
Property Size4,495 SF
Lot Size0.46 Acres
Price / SF$175.75
Days on Market319
Property Features for 20103 Aldine Westfield Rd
General Information
Standard status
Active
Size
4,495 SF
Class
C
Lot size
0.46 Acres
Property subtype
Office
Investment Type
Owner/User
Building Details
Year Renovated
2022
Buildings
1
Stories
1
Listing Agency:
Evermark Commercial Group
(832) 326-0097
Listed By:
Jeri Blake · License #685387
Source:
Crexi
Added: Sep 29, 2025
Changed: Aug 8
Last Checked: Aug 12 at 4:14AM
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 Evermark Commercial Group
Investment Insights
Based on property information with market context.
This professional office building is positioned on a high-visibility hard corner, benefiting from traffic of over 18,483 vehicles per day. The property, suitable for both investors and owner-users, offers excellent exposure and accessibility. It is located on a 20,081 square foot lot and features three access points designed to facilitate smooth traffic flow and customer convenience. The building itself measures 4,495 square feet and includes a flexible layout that incorporates a mix of private offices, open areas, and a reception space.
Key Highlights
- High‑visibility hard corner location with 18,483+ vehicles per day.
- 4,494 SF professional office building suitable for investors or owner‑users.**
- 20,081 SF lot with three access points.
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
$58,877
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
7.45%
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%
$1,177,540
$1.2M
Cap Rate 7%
$841,100
$841.1K
Cap Rate 9%
$654,189
$654.2K
Market Conditions
NOI Build-Up for 4,495 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
$103.6K $23.04/SF
− Vacancy
−$25.1K −$5.58/SF
EGI
$78.5K $17.46/SF
− OpEx
−$19.6K −$4.37/SF
NOI
$58.9K $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%
$1,177,540
Cap Rate 7%
$841,100
Cap Rate 9%
$654,189
Alternative Uses
Best Use
Office B
$841.1K
$736.0K – $981.3K
NOI $58,877 @ 7.0% cap · market cap 7.45%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.23M
$1.07M – $1.43M
NOI $85,916 @ 7.0% cap · market cap 10.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
178
Businesses Nearby
Explore this area
Business Placement
Demographics for 77338, TX
45,031
Population
17,667
Households
2.5
Avg Household Size
33
Median Age
20%
College-Educated
87%
High-School Grad
26.0 sq mi
ZIP Area
1,732
Density / Sq Mi
$68,808
Median Household Income
$38,528
Median Earnings
$1,354
Median Rent
$222,900
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?
Office building - High-visibility office building with flexible layout and excellent accessibility.
Where is this office building located?
The property is located at 20103 Aldine Westfield Rd Humble, TX.
What is the asking price?
The asking price for this property is $790,000.
What are key features of this property?
This property features: High‑visibility hard corner location with 18,483+ vehicles per day.; 4,494 SF professional office building suitable for investors or owner‑users.**; 20,081 SF lot with three access points.
