Katy Medical Office Building For
For Sale
Contact for pricing
21660 Kingsland Blvd S, Katy, TX 77450
Multi-tenant medical office building in Katy's premier medical corridor.
Property Size15,077 SF
Lot Size4.09 Acres
Price / SF$358.16
Days on Market97
Property Features for 21660 Kingsland Blvd S
General Information
Standard status
Active
Size
15,077 SF
Class
B
Total Parking Spaces
121
Lot size
4.09 Acres
Property subtype
Office
Occupancy
94%
Lease Type
NNN
Investment Type
Stabilized
Net Operating Income
$355,300
Building Details
Year Built
1986
Year Renovated
2018
Buildings
1
Tenancy
Multi
Listing Agency:
Zeustra Healthcare Real Estate Advisors
Listed By:
Ryan Lupo · License #NJ 2189708
Source:
Crexi
Added: May 26
Changed: Aug 25
Last Checked: Aug 28 at 11:54PM
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 Zeustra Healthcare Real Estate Advisors
Investment Insights
Based on property information with market context.
The property at 21660 Kingsland Blvd is a 15,077 square foot multi-tenant medical office building for sale, situated on 4.092 acres within Katy's premier medical corridor. The building is currently 94% occupied with a diversified healthcare tenant base, delivering stable in-place cash flow. The location is directly adjacent to the hospital and surrounded by a concentration of medical users. The surrounding trade area supports more than 291,000 residents, over 97,000 households, a median household income exceeding $101,000, and nearly 9,800 businesses within a 5-mile radius. The property's varied lease term profile offers the ability to mark rents to market over time, while the 4.092-acre site carries underlying land value, providing optionality for future expansion or redevelopment. Recent capital improvements include a new 20-year roof and 8.0 parking spaces per 1,000 square feet.
Key Highlights
- Irreplaceable location directly adjacent to the hospital within Katy's premier medical corridor.
- Stable in‑place cash flow with 94% occupancy and a diversified healthcare tenant base.
- Significant near‑term upside through lease‑up of the remaining vacancy and ability to mark rents to market.
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
$250,701
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
4.64%
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%
$5,014,020
$5.0M
Cap Rate 7%
$3,581,443
$3.6M
Cap Rate 9%
$2,785,567
$2.8M
Market Conditions
NOI Build-Up for 15,077 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
$446.9K $29.64/SF
− Vacancy
−$29.0K −$1.93/SF
EGI
$417.8K $27.71/SF
− OpEx
−$167.1K −$11.09/SF
NOI
$250.7K $16.63/SF
Area
Fort Bend County, TX
Vacancy
6.50%
Lease Rate
$29.64 /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%
$5,014,020
Cap Rate 7%
$3,581,443
Cap Rate 9%
$2,785,567
Alternative Uses
Best Use
Healthcare Medical
$3.58M
$3.13M – $4.18M
NOI $250,701 @ 7.0% cap · market cap 4.64%
Second Best
Office B
$3.00M
$2.62M – $3.50M
NOI $209,833 @ 7.0% cap · market cap 3.89%
Theoretical Best
Multifamily LT 5
$187.82M
$164.34M – $219.13M
NOI $13,147,580 @ 7.0% cap · market cap 243.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,177
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77450, TX
72,977
Population
26,259
Households
2.8
Avg Household Size
38
Median Age
53%
College-Educated
95%
High-School Grad
19.7 sq mi
ZIP Area
3,704
Density / Sq Mi
$105,607
Median Household Income
$55,656
Median Earnings
$1,730
Median Rent
$342,000
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?
Medical Office Space - Multi-tenant medical office building in Katy's premier medical corridor.
Where is this medical office space located?
The property is located at 21660 Kingsland Blvd S Katy, TX.
What is the asking price?
The asking price for this property is $5,400,000.
What are key features of this property?
This property features: Irreplaceable location directly adjacent to the hospital within Katy's premier medical corridor.; Stable in‑place cash flow with 94% occupancy and a diversified healthcare tenant base.; Significant near‑term upside through lease‑up of the remaining vacancy and ability to mark rents to market.
