New Professional Office
For Sale
Contact for pricing
2643 - 2751 S Loop 336 W, Conroe, TX 77304
New office development with modern finishes and lake views.
Property Size20,000 SF
Lot Size4.17 Acres
Price / SF$312.50
Days on Market687
Property Features for 2643 - 2751 S Loop 336 W
General Information
Standard status
Active
Size
20,000 SF
Class
A
Total Parking Spaces
78
Lot size
4.17 Acres
Property subtype
Retail, Office
Occupancy
100%
Lease Type
NNN
Investment Type
Stabilized
Net Operating Income
$492,575
Building Details
Year Built
2022
Buildings
4
Stories
1
Units
8
Tenancy
Multi
Listing Agency:
SVN | J. Beard Real Estate - Greater Houston
(281) 367-2220
Listed By:
Jeff Beard · License #TX 0400693
Source:
Crexi
Added: Oct 15, 2024
Changed: Aug 21
Last Checked: Aug 31 at 12:48AM
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 SVN | J. Beard Real Estate - Greater Houston
Investment Insights
Based on property information with market context.
Mallard Cove is a professional office development situated on over 4.167 acres in Conroe, TX. The property features a Texas Hill Country-inspired design with a park-like setting and private lake views. The development includes 4 buildings, totaling 20,000 square feet. Each 5,000 square foot building contains two 2,500 square foot suites. The suites feature modern finishes, high ceilings, kitchen/break areas, private restrooms, natural and LED lighting, and back patios with views. One 2,500 square foot space is in shell condition, ready for buildout. The property is located on S Loop 336 W, with access to Interstate 45, near the 336 Marketplace Retail Shopping Center. It offers visibility and ample parking. The average household income within 1 mile is $128,482. The location is in Conroe, which is experiencing residential growth.
Key Highlights
- Prime Location: Situated on S Loop 336 W with easy access to Interstate 45 and proximity to the 336 Marketplace Retail Shopping Center.
- High‑Quality Office Suites: Modern finishes, high ceilings, kitchen/break areas, private restrooms, natural & LED lighting, and back patios with lake views.
- New Construction: Built in 2022, offering modern infrastructure and design.
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
$234,468
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
3.75%
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%
$4,689,360
$4.7M
Cap Rate 7%
$3,349,543
$3.3M
Cap Rate 9%
$2,605,200
$2.6M
Market Conditions
NOI Build-Up for 20,000 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
$400.8K $20.04/SF
− Vacancy
−$88.2K −$4.41/SF
EGI
$312.6K $15.63/SF
− OpEx
−$78.2K −$3.91/SF
NOI
$234.5K $11.72/SF
Area
Montgomery County, TX
Vacancy
22.00%
Lease Rate
$20.04 /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%
$4,689,360
Cap Rate 7%
$3,349,543
Cap Rate 9%
$2,605,200
Alternative Uses
Best Use
Office B
$3.35M
$2.93M – $3.91M
NOI $234,468 @ 7.0% cap · market cap 3.75%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$5.05M
$4.42M – $5.89M
NOI $353,434 @ 7.0% cap · market cap 5.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
690
Businesses Nearby
Explore this area
Business Placement
Demographics for 77304, TX
35,969
Population
18,462
Households
1.9
Avg Household Size
38
Median Age
42%
College-Educated
93%
High-School Grad
40.0 sq mi
ZIP Area
899
Density / Sq Mi
$78,574
Median Household Income
$43,314
Median Earnings
$1,397
Median Rent
$324,800
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - New office development with modern finishes and lake views.
Where is this office building located?
The property is located at 2643 - 2751 S Loop 336 W Conroe, TX.
What is the asking price?
The asking price for this property is $6,250,000.
What are key features of this property?
This property features: Prime Location: Situated on S Loop 336 W with easy access to Interstate 45 and proximity to the 336 Marketplace Retail Shopping Center.; High‑Quality Office Suites: Modern finishes, high ceilings, kitchen/break areas, private restrooms, natural & LED lighting, and back patios with lake views.; New Construction: Built in 2022, offering modern infrastructure and design.
