Angleton Office Building For
For Sale
Contact for pricing
Pending
2921 N Valderas St, Angleton, TX 77515
Office building with long-term lease in place.
Property Size10,375 SF
Days on Market285
Property Features for 2921 N Valderas St
General Information
Standard status
Pending
Size
10,375 SF
Class
A
Property subtype
Office
Occupancy
100%
Lease Type
Modified Gross
Investment Type
Net Lease
Building Details
Year Built
2006
Tenancy
Single
Listing Agency:
NorthMarq
(980) 895-3178
Listed By:
Nolan Dunn · License #335639
Source:
Crexi
Added: Oct 31, 2025
Changed: Aug 8
Last Checked: Jul 24 at 10:25AM
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 NorthMarq
Investment Insights
Based on property information with market context.
This commercial property is an office building featuring a new long-term lease that has been signed. The lease has an 11-year firm term, with 9 years remaining. The building's roof and HVAC system are reported to be in good condition. The property has a size of 10375 square feet.
Key Highlights
- Long term lease signed with 9 years firm remaining.
- Roof in great condition.
- HVAC in great condition.
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
$173,208
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
7.00%
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%
$3,464,160
$3.5M
Cap Rate 7%
$2,474,400
$2.5M
Cap Rate 9%
$1,924,533
$1.9M
Market Conditions
NOI Build-Up for 10,375 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
$307.5K $29.64/SF
− Vacancy
−$76.6K −$7.38/SF
EGI
$230.9K $22.26/SF
− OpEx
−$57.7K −$5.56/SF
NOI
$173.2K $16.69/SF
Area
Brazoria County, TX
Vacancy
24.90%
Lease Rate
$29.64 /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%
$3,464,160
Cap Rate 7%
$2,474,400
Cap Rate 9%
$1,924,533
Alternative Uses
Best Use
Office B
$2.47M
$2.17M – $2.89M
NOI $173,208 @ 7.0% cap · market cap 7.00%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$129.25M
$113.09M – $150.79M
NOI $9,047,300 @ 7.0% cap · market cap 365.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
525
Businesses Nearby
Explore this area
Business Placement
Demographics for 77515, TX
32,710
Population
13,127
Households
2.5
Avg Household Size
38
Median Age
19%
College-Educated
89%
High-School Grad
204.5 sq mi
ZIP Area
160
Density / Sq Mi
$89,029
Median Household Income
$48,097
Median Earnings
$1,024
Median Rent
$210,800
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Office building with long-term lease in place.
Where is this office building located?
The property is located at 2921 N Valderas St Angleton, TX.
What is the asking price?
The asking price for this property is $2,475,000.
What are key features of this property?
This property features: Long term lease signed with 9 years firm remaining.; Roof in great condition.; HVAC in great condition.
