Stafford Commercial Property for
For Sale
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2411 S MAIN ST, Stafford, TX 77477
Commercial property in a busy suburban-commercial corridor near Houston.
Property Size3,360 SF
Price / SF$446.43
Days on Market110
Property Features for 2411 S MAIN ST
General Information
Standard status
Active
Size
3,360 SF
Property subtype
Retail, Industrial
Building Details
Year Built
2021
Units
1
Listing Agency:
Greenberg & Company
(713) 778-0900
Listed By:
David Greenberg · License #TX 236747
Source:
Crexi
Added: May 13
Changed: Aug 27
Last Checked: Aug 29 at 8:49AM
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 Greenberg & Company
Investment Insights
Based on property information with market context.
Located in a busy suburban-commercial corridor just southwest of Houston, the property at 2411 S MAIN ST, Stafford, TX, offers 3360 square feet of space. The surrounding area is characterized by a mix of light industrial warehouses, small businesses, and offices, creating a hub that connects to nearby residential neighborhoods. The location provides proximity to major roads like US-90 Alt (Main St) and the Southwest Freeway (I-69/US-59), facilitating commuting.
Key Highlights
- Convenient location in a busy suburban‑commercial corridor.
- Easy access to major roads: US‑90 Alt (Main St) and Southwest Freeway (I‑69/US‑59).
- Proximity to Houston.
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
$45,512
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
3.03%
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%
$910,240
$910.2K
Cap Rate 7%
$650,171
$650.2K
Cap Rate 9%
$505,689
$505.7K
Market Conditions
NOI Build-Up for 3,360 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
$68.9K $20.52/SF
− Vacancy
−$3.9K −$1.17/SF
EGI
$65.0K $19.35/SF
− OpEx
−$19.5K −$5.81/SF
NOI
$45.5K $13.55/SF
Area
Fort Bend County, TX
Vacancy
5.70%
Lease Rate
$20.52 /SF/Yr
Expense Ratio
30.00%
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%
$910,240
Cap Rate 7%
$650,171
Cap Rate 9%
$505,689
Alternative Uses
Best Use
Retail
$650.2K
$568.9K – $758.5K
NOI $45,512 @ 7.0% cap · market cap 3.03%
Second Best
Warehouse
$296.7K
$259.6K – $346.1K
NOI $20,766 @ 7.0% cap · market cap 1.38%
Theoretical Best
Multifamily LT 5
$41.86M
$36.63M – $48.83M
NOI $2,930,017 @ 7.0% cap · market cap 195.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
468
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 77477, TX
35,520
Population
13,888
Households
2.6
Avg Household Size
35
Median Age
38%
College-Educated
85%
High-School Grad
10.2 sq mi
ZIP Area
3,482
Density / Sq Mi
$73,290
Median Household Income
$41,271
Median Earnings
$1,436
Median Rent
$241,200
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Self-Storage at U-Haul — 603 FM 1092 Rd, Stafford, TX 77477
- Private Mini Storage — 603 Murphy Rd, Stafford, TX 77477
- Store It Mini Storage — 2835 N Main St, Stafford, TX 77477
- Ship Black — 17315 Murphy Rd, Stafford, TX 77477
Frequently Asked Questions
What type of property is this?
Warehouse - Commercial property in a busy suburban-commercial corridor near Houston.
Where is this warehouse located?
The property is located at 2411 S MAIN ST Stafford, TX.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Convenient location in a busy suburban‑commercial corridor.; Easy access to major roads: US‑90 Alt (Main St) and Southwest Freeway (I‑69/US‑59).; Proximity to Houston.
