New Retail Center For
For Sale
Contact for pricing
24527 Gosling Road, Spring, TX 77389
100% leased retail center at the Woodlands' gateway.
Property Size24,400 SF
Price / SF$374.53
Days on Market80
Property Features for 24527 Gosling Road
General Information
Standard status
Active
Size
24,400 SF
Property subtype
Retail
Listing Agency:
Shadowood Relaty Partners
Listed By:
Taki Dallis · License #Texas
Source:
Crexi
Added: May 26
Changed: Aug 8
Last Checked: May 27 at 8:26AM
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 Shadowood Relaty Partners
Investment Insights
Based on property information with market context.
Berry Farms Marketplace is a 24,400 square foot neighborhood retail center, delivered in 2025. The property is 100% leased and features four tenant suites, anchored by Dollar Tree, alongside Mi Rancho Mexican Grill & Bar, La Dolce Nail Spa, and a 1,400 square foot shop space backed by a one-year master lease. Positioned on Gosling Road, the property benefits from direct access to one of North Houston’s affluent and fast-growing trade areas. The surrounding community has average household incomes exceeding $155,000 within one mile and more than 202,000 residents within five miles, with strong daytime traffic driven by major employers including ExxonMobil, Hewlett Packard Enterprise, and The Woodlands medical corridor. The center offers absolute or near-absolute NNN leases with contractual rent escalations. The property is located near I-45, Grand Parkway 99, and Research Forest Drive.
Key Highlights
- Brand‑new (delivered in 2025), 100% leased neighborhood retail center.
- Located at the southern gateway to The Woodlands, in a high‑growth, affluent area with average household incomes exceeding $155,000 within one mile.
- Anchored by Dollar Tree, alongside Mi Rancho Mexican Grill & Bar, and La Dolce Nail Spa, providing a strong tenant mix.
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
$330,855
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
3.62%
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%
$6,617,100
$6.6M
Cap Rate 7%
$4,726,500
$4.7M
Cap Rate 9%
$3,676,167
$3.7M
Market Conditions
NOI Build-Up for 24,400 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
$500.7K $20.52/SF
− Vacancy
−$28.0K −$1.15/SF
EGI
$472.6K $19.37/SF
− OpEx
−$141.8K −$5.81/SF
NOI
$330.9K $13.56/SF
Area
Montgomery County, TX
Vacancy
5.60%
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%
$6,617,100
Cap Rate 7%
$4,726,500
Cap Rate 9%
$3,676,167
Alternative Uses
Best Use
Retail
$4.73M
$4.14M – $5.51M
NOI $330,855 @ 7.0% cap · market cap 3.62%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$6.16M
$5.39M – $7.19M
NOI $431,189 @ 7.0% cap · market cap 4.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
198
Businesses Nearby
43k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 57%
Dining 25%
Groceries 18%
Circle K
Shops & Services
10,989 visits/mo
0.4 miles
Spec's
Groceries
7,717 visits/mo
0.0 miles
Shell
Shops & Services
7,005 visits/mo
0.1 miles
Exxon
Shops & Services
4,907 visits/mo
0.4 miles
SUBWAY
Dining
4,314 visits/mo
0.2 miles
Demographics for 77389, TX
41,534
Population
15,138
Households
2.7
Avg Household Size
36
Median Age
56%
College-Educated
95%
High-School Grad
21.3 sq mi
ZIP Area
1,950
Density / Sq Mi
$145,228
Median Household Income
$64,867
Median Earnings
$1,795
Median Rent
$387,100
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.
Similar Off Market Nearby
- Coin Cloud Bitcoin ATM — 25115 Gosling Rd, Spring, TX 77389
- Coin Cloud Bitcoin ATM — 24527 Gosling Rd Suite 101, Spring, TX 77389
Frequently Asked Questions
What type of property is this?
Shopping center - 100% leased retail center at the Woodlands' gateway.
Where is this shopping center located?
The property is located at 24527 Gosling Road Spring, TX.
What is the asking price?
The asking price for this property is $9,138,462.
What are key features of this property?
This property features: Brand‑new (delivered in 2025), 100% leased neighborhood retail center.; Located at the southern gateway to The Woodlands, in a high‑growth, affluent area with average household incomes exceeding $155,000 within one mile.; Anchored by Dollar Tree, alongside Mi Rancho Mexican Grill & Bar, and La Dolce Nail Spa, providing a strong tenant mix.
