Flex Space with Outdoor
For Sale
Contact for pricing
2417 MCCARTY ST, Houston, TX 77029
Versatile flex property with secure fencing and office support for businesses needing both interior space and outdoor storage.
Property Size3,672 SF
Lot Size0.23 Acres
Price / SF$204.25
Days on Market79
Property Features for 2417 MCCARTY ST
General Information
Standard status
Active
Size
3,672 SF
Lot size
0.23 Acres
Property subtype
Retail, Multifamily
Occupancy
100%
Lease Type
NNN
Additional Details
Fenced Yard
Yes
Building Details
Year Built
1960
Stories
2
Units
1
Tenancy
Multi
Listing Agency:
Worth Clark Realty
Listed By:
Rosalba Martinez · License #Texas
Source:
Crexi
Added: May 27
Changed: Aug 8
Last Checked: Aug 12 at 12:38PM
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 Worth Clark Realty
Investment Insights
Based on property information with market context.
This flex-style mixed-use property includes office space with outdoor storage capability on a 10,000 SF lot. Built in 1960, the improvements feature a durable stucco exterior, a flexible interior layout, and secure perimeter fencing intended to support a variety of commercial uses.
Located in the Port Houston area, the site is positioned for convenient access and strong visibility within an active industrial and commercial corridor. The property sits in Flood Zone X (unshaded), which may be relevant for operations and planning.
The combination of office space and fenced outdoor storage makes the building practical for owner-users, contractors, fleet operations, and other businesses that need to keep equipment and materials on-site. Its flexible interior configuration can support a range of day-to-day operating models, while the secure site perimeter is designed to help manage access for operational needs.
Located in the Port Houston area, the site is positioned for convenient access and strong visibility within an active industrial and commercial corridor. The property sits in Flood Zone X (unshaded), which may be relevant for operations and planning.
The combination of office space and fenced outdoor storage makes the building practical for owner-users, contractors, fleet operations, and other businesses that need to keep equipment and materials on-site. Its flexible interior configuration can support a range of day-to-day operating models, while the secure site perimeter is designed to help manage access for operational needs.
Key Highlights
- Built in 1960 with stucco exterior and a flexible interior layout for mixed commercial uses
- 10,000 SF lot with office support plus outdoor storage space in one location
- Secure perimeter fencing supports businesses needing controlled access and storage
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
$42,830
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
5.71%
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%
$856,600
$856.6K
Cap Rate 7%
$611,857
$611.9K
Cap Rate 9%
$475,889
$475.9K
Market Conditions
NOI Build-Up for 3,672 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
$79.3K $21.60/SF
− Vacancy
−$22.2K −$6.05/SF
EGI
$57.1K $15.55/SF
− OpEx
−$14.3K −$3.89/SF
NOI
$42.8K $11.66/SF
Area
Houston, TX
Vacancy
28.00%
Lease Rate
$21.60 /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%
$856,600
Cap Rate 7%
$611,857
Cap Rate 9%
$475,889
Alternative Uses
Best Use
Office B
$611.9K
$535.4K – $713.8K
NOI $42,830 @ 7.0% cap · market cap 5.71%
Second Best
Flex RnD
$546.2K
$478.0K – $637.3K
NOI $38,237 @ 7.0% cap · market cap 5.10%
Theoretical Best
Office A
$944.2K
$826.2K – $1.10M
NOI $66,096 @ 7.0% cap · market cap 8.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
470
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77029, TX
17,044
Population
6,386
Households
2.7
Avg Household Size
36
Median Age
9%
College-Educated
62%
High-School Grad
10.6 sq mi
ZIP Area
1,608
Density / Sq Mi
$49,601
Median Household Income
$32,614
Median Earnings
$1,129
Median Rent
$115,400
Median Home Value
Market
Vacancy Rate% for Office in Houston, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Versatile flex property with secure fencing and office support for businesses needing both interior space and outdoor storage.
Where is this flex space located?
The property is located at 2417 MCCARTY ST Houston, TX.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Built in 1960 with stucco exterior and a flexible interior layout for mixed commercial uses; 10,000 SF lot with office support plus outdoor storage space in one location; Secure perimeter fencing supports businesses needing controlled access and storage
