Restaurant Property with Covered
For Sale
$1,500,000
31608 Old Hempstead Road, Magnolia, TX 77355
Land, MAGNOLIA, TX
Property Size2,624 SF
Lot Size2.50 Acres
Price / SF$571.65
Days on Market182
Property Features for 31608 Old Hempstead Road
General Information
Property type
Land
Property subtype
Other
Subdivision
Abst-A4
Elementary school district
36 - Magnolia
Middle school district
36 - Magnolia
High school district
36 - Magnolia
Directions
From Magnolia, take FM 1488 and head south. Turn right onto Old Hempstead Road. In 300 feet, the house will be on your right. The restaurant will be in the next driveway.
Standard status
Active
APN
56300
Lot size
2.50 Acres
Utilities
Water source
Public
Amenities
covered seating area
walk up window
Listing Agency:
Capitol Ranch Real Estate
(855) 968-1200
Listed By:
Cody Maxwell · License #0474336
(979) 530-7010
Added: Mar 5
Changed: Aug 31
Last Checked: Sep 3 at 8:06AM
MLS# 157689
Copyright © 2026 South Central Texas Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This restaurant-oriented property includes a 2,624-square-foot building with a cooking area, restroom, office, covered outdoor seating, and a walk-up ordering window. The site also includes a separate 1,800-square-foot residence containing three bedrooms, two bathrooms, and an office area. The restaurant is currently home to The Bar-B-Que Hut.
The 2.497-acre tract has approximately 80 feet of frontage on FM 1488 and 170 feet on Old Hempstead Road. City water serves both structures, while each building has its own aerobic septic system. The property is located in Magnolia, Texas, within Montgomery County.
The 2.497-acre tract has approximately 80 feet of frontage on FM 1488 and 170 feet on Old Hempstead Road. City water serves both structures, while each building has its own aerobic septic system. The property is located in Magnolia, Texas, within Montgomery County.
Key Highlights
- 2.497‑acre restaurant‑oriented property in Magnolia, TX
- 2,624‑square‑foot restaurant building with cooking area, restroom, and office
- Covered outdoor seating and walk‑up ordering window
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
$46,370
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
3.09%
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%
$927,400
$927.4K
Cap Rate 7%
$662,429
$662.4K
Cap Rate 9%
$515,222
$515.2K
Market Conditions
NOI Build-Up for 2,624 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
$65.5K $24.96/SF
− Vacancy
−$3.7K −$1.40/SF
EGI
$61.8K $23.56/SF
− OpEx
−$15.5K −$5.89/SF
NOI
$46.4K $17.67/SF
Area
Montgomery County, TX
Vacancy
5.60%
Lease Rate
$24.96 /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%
$927,400
Cap Rate 7%
$662,429
Cap Rate 9%
$515,222
Alternative Uses
Best Use
Specialty Retail
$662.4K
$579.6K – $772.8K
NOI $46,370 @ 7.0% cap · market cap 3.09%
Second Best
—
—
no second resolved use
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
186
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77355, TX
29,300
Population
11,279
Households
2.6
Avg Household Size
40
Median Age
27%
College-Educated
89%
High-School Grad
55.6 sq mi
ZIP Area
527
Density / Sq Mi
$101,270
Median Household Income
$57,481
Median Earnings
$1,472
Median Rent
$329,700
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.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Restaurant improvements and a separate residence occupy a commercial tract with frontage on two roads.
Where is this conventional restaurant located?
The property is located at 31608 Old Hempstead Road Magnolia, TX.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: 2.497‑acre restaurant‑oriented property in Magnolia, TX; 2,624‑square‑foot restaurant building with cooking area, restroom, and office; Covered outdoor seating and walk‑up ordering window
