Retail Opportunity Near Woodlands
For Sale
$574,999
27226 Robinson Rd, Conroe, TX 77385
2,165 SF property near I-45 and Woodlands Parkway.
Property Size2,165 SF
Price / SF$265.59
Days on Market274
Property Features for 27226 Robinson Rd
General Information
Standard status
Active
Size
2,165 SF
Class
C
Property subtype
Office
Building Details
Building Size
2,165 SF
Year Built
1972
Listing Agency:
SVN | J. Beard Real Estate – Greater Houston
(281) 367-2220
Listed By:
Diana Gaines · License #TX 0493574
Source:
Jbeardcompany
Added: Nov 21, 2025
Changed: Aug 11
Last Checked: Aug 22 at 4:31AM
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.
The property features a 2,165 sqft residential home situated on approximately 0.39 acres of land. It is located on the east side of I-45 at Robinson Road in the City of Oakridge North, Conroe, TX, specifically on the west side of Woodlands Parkway. The location offers an opportunity for an office or retail showroom at the entry of the City of Oakridge North, and is just minutes from Town Center (The Woodlands). Robinson Road is undergoing realignment and expansion into a 4-lane roadway at the intersection, with an estimated completion date of October 2025. The property benefits from easy access to I-45 North and South bound, as well as the Hardy Toll Road and the Grand Parkway. Proposed uses for the property include professional office, insurance, CPA firm, legal firm, medical, or retail. The zoning is RC-1 Robinson Commercial District (City of Oakridge North).
Key Highlights
- Prime commercial location at the entry to Oakridge North, near I‑45 and Woodlands Parkway.
- Zoned RC‑1 Robinson Commercial District, suitable for office, retail, or medical use.
- Easy access to I‑45, Hardy Toll Road, and Grand Parkway.
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
$29,357
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
5.11%
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%
$587,140
$587.1K
Cap Rate 7%
$419,386
$419.4K
Cap Rate 9%
$326,189
$326.2K
Market Conditions
NOI Build-Up for 2,165 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
$44.4K $20.52/SF
− Vacancy
−$2.5K −$1.15/SF
EGI
$41.9K $19.37/SF
− OpEx
−$12.6K −$5.81/SF
NOI
$29.4K $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%
$587,140
Cap Rate 7%
$419,386
Cap Rate 9%
$326,189
Alternative Uses
Best Use
Retail
$419.4K
$367.0K – $489.3K
NOI $29,357 @ 7.0% cap · market cap 5.11%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$546.6K
$478.2K – $637.7K
NOI $38,259 @ 7.0% cap · market cap 6.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
706
Businesses Nearby
32k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 61%
Home Improvements & Furnishings 39%
Guitar Center
Shops & Services
10,091 visits/mo
0.5 miles
Floor & Decor
Home Improvements & Furnishings
7,468 visits/mo
0.3 miles
Chevron
Shops & Services
5,575 visits/mo
0.5 miles
Rooms To Go Furniture Store
Home Improvements & Furnishings
4,595 visits/mo
0.5 miles
Circle K
Shops & Services
3,783 visits/mo
0.2 miles
Demographics for 77385, TX
27,801
Population
9,820
Households
2.8
Avg Household Size
35
Median Age
41%
College-Educated
92%
High-School Grad
21.7 sq mi
ZIP Area
1,281
Density / Sq Mi
$112,798
Median Household Income
$56,144
Median Earnings
$1,727
Median Rent
$294,900
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - 2,165 SF property near I-45 and Woodlands Parkway.
Where is this retail space located?
The property is located at 27226 Robinson Rd Conroe, TX.
What is the asking price?
The asking price for this property is $574,999.
What are key features of this property?
This property features: Prime commercial location at the entry to Oakridge North, near I‑45 and Woodlands Parkway.; Zoned RC‑1 Robinson Commercial District, suitable for office, retail, or medical use.; Easy access to I‑45, Hardy Toll Road, and Grand Parkway.
