Income-Producing Commercial Property For
For Sale
Contact for pricing
22271 Newton Dr, New Caney, TX 77357
2.94-acre commercial property with income-generating improvements in New Caney.
Property Size3,844 SF
Lot Size2.94 Acres
Price / SF$494.28
Days on Market187
Property Features for 22271 Newton Dr
General Information
Standard status
Active
Size
3,844 SF
Lot size
2.94 Acres
Property subtype
Retail
Building Details
Year Built
1979
Listing Agency:
Anne Vickery Real Estate
(281) 732-4071
Listed By:
Walter McKellar · License #675465
Source:
Crexi
Added: Feb 5
Changed: Jul 10
Last Checked: Aug 9 at 3:54PM
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 Anne Vickery Real Estate
Investment Insights
Based on property information with market context.
This 2.94-acre commercial property is located in a rapidly growing corridor of New Caney. The dual-corner site features 481 feet of frontage on FM 1485, offering significant traffic exposure and proximity to regional developments. The property includes multiple income-generating improvements: a 3,844 square foot tavern, a 1,200 square foot retail building, and a 1,064 square foot mobile home. These improvements provide immediate cash flow, with potential for future redevelopment or expansion. The property is strategically located near a Walmart Supercenter and Valley Ranch Town Center, benefiting from heavy consumer traffic and surrounding residential growth. Easy access to I-69 (Hwy 59) and Grand Parkway (Hwy 99) makes this an ideal location for retail, office, or other commercial uses.
Key Highlights
- 2. 94‑acre income‑producing commercial property in a high‑growth area.
- Dual‑corner site with 481' FM 1485 frontage and strong traffic exposure.
- Multiple income‑generating improvements: tavern, retail building, and mobile home.
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
$67,930
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
3.58%
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%
$1,358,600
$1.4M
Cap Rate 7%
$970,429
$970.4K
Cap Rate 9%
$754,778
$754.8K
Market Conditions
NOI Build-Up for 3,844 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
$95.9K $24.96/SF
− Vacancy
−$5.4K −$1.40/SF
EGI
$90.6K $23.56/SF
− OpEx
−$22.6K −$5.89/SF
NOI
$67.9K $17.67/SF
Area
Montgomery County, TX
Vacancy
5.60%
Lease Rate
$24.96 /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%
$1,358,600
Cap Rate 7%
$970,429
Cap Rate 9%
$754,778
Alternative Uses
Best Use
Specialty Retail
$970.4K
$849.1K – $1.13M
NOI $67,930 @ 7.0% cap · market cap 3.58%
Second Best
Retail
$744.6K
$651.5K – $868.7K
NOI $52,123 @ 7.0% cap · market cap 2.74%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
228
Businesses Nearby
Explore this area
Business Placement
Demographics for 77357, TX
30,339
Population
12,638
Households
2.4
Avg Household Size
34
Median Age
15%
College-Educated
80%
High-School Grad
67.1 sq mi
ZIP Area
452
Density / Sq Mi
$73,773
Median Household Income
$40,211
Median Earnings
$1,366
Median Rent
$218,800
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.
Frequently Asked Questions
What type of property is this?
Retail space - 2.94-acre commercial property with income-generating improvements in New Caney.
Where is this retail space located?
The property is located at 22271 Newton Dr New Caney, TX.
What is the asking price?
The asking price for this property is $1,900,000.
What are key features of this property?
This property features: 2. 94‑acre income‑producing commercial property in a high‑growth area.; Dual‑corner site with **481' FM 1485 frontage** and strong traffic exposure.; Multiple income‑generating improvements: tavern, retail building, and mobile home.
