Established Cafe Business For
For Sale
Contact for pricing
23660 Westheimer Parkway, Katy, TX 77494
Well-equipped cafe in a vibrant commercial area, ready for operation.
Property Size1,256 SF
Price / SF$159.24
Days on Market112
Property Features for 23660 Westheimer Parkway
General Information
Standard status
Active
Size
1,256 SF
Property subtype
Business for Sale
Lease Type
NNN
Investment Type
Owner/User
Building Details
Units
660
Tenancy
Single
Listing Agency:
EW & Associates Realty, LLC
Listed By:
Edward Wang · License #0524174
Source:
Crexi
Added: May 14
Changed: Aug 25
Last Checked: Sep 2 at 12:51AM
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 EW & Associates Realty, LLC
Investment Insights
Based on property information with market context.
An established cafe and beverage business is available for acquisition, occupying approximately 1,256 square feet of leased retail space. The property is located in a vibrant commercial corridor, catering to the growing residential community and daytime traffic. The space is designed and fully equipped for cafe and beverage service. This sale is structured as a business asset purchase, with the buyer assuming the current lease, subject to landlord approval. Buyers can continue with the existing business name or rebrand. Detailed financial information and franchise transfer criteria will be provided to qualified parties upon completion of the initial screening process. This opportunity is suited for operators looking to enter an established cafe environment with brand backing and a comprehensive operational framework already in place.
Key Highlights
- Established café and beverage business in a vibrant commercial corridor.
- Fully equipped 1,256 sq ft leased retail space ready for operation.
- Serves a growing residential community and significant daytime traffic.
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
$18,228
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
9.11%
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%
$364,560
$364.6K
Cap Rate 7%
$260,400
$260.4K
Cap Rate 9%
$202,533
$202.5K
Market Conditions
NOI Build-Up for 1,256 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
$25.8K $20.52/SF
− Vacancy
−$1.5K −$1.17/SF
EGI
$24.3K $19.35/SF
− OpEx
−$6.1K −$4.84/SF
NOI
$18.2K $14.51/SF
Area
Fort Bend County, TX
Vacancy
5.70%
Lease Rate
$20.52 /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%
$364,560
Cap Rate 7%
$260,400
Cap Rate 9%
$202,533
Alternative Uses
Best Use
Specialty Retail
$260.4K
$227.9K – $303.8K
NOI $18,228 @ 7.0% cap · market cap 9.11%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$15.65M
$13.69M – $18.25M
NOI $1,095,268 @ 7.0% cap · market cap 547.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,430
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77494, TX
130,872
Population
44,520
Households
2.9
Avg Household Size
35
Median Age
66%
College-Educated
96%
High-School Grad
37.9 sq mi
ZIP Area
3,453
Density / Sq Mi
$146,105
Median Household Income
$68,773
Median Earnings
$2,044
Median Rent
$450,100
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.
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Frequently Asked Questions
What type of property is this?
Coffee shop - Well-equipped cafe in a vibrant commercial area, ready for operation.
Where is this coffee shop located?
The property is located at 23660 Westheimer Parkway Katy, TX.
What is the asking price?
The asking price for this property is $200,000.
What are key features of this property?
This property features: Established café and beverage business in a vibrant commercial corridor.; Fully equipped 1,256 sq ft leased retail space ready for operation.; Serves a growing residential community and significant daytime traffic.
