Mixed-Use Commercial
For Sale
Contact for pricing
327 S MAIN ST, Clute, TX 77531
The property combines office and retail classifications within an existing commercial building.
Property Size1,032 SF
Price / SF$125
Days on Market9
Property Features for 327 S MAIN ST
General Information
Standard status
Active
Size
1,032 SF
Property subtype
Retail
Investment Type
Owner/User
Building Details
Year Built
1955
Units
1
Building Size
1,032 SF
Listing Agency:
Birdsong Real Estate
(979) 292-9308
Listed By:
Lucy Ware · License #0459855
Source:
Crexi
Added: Aug 3
Changed: Aug 10
Last Checked: Aug 10 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 Birdsong Real Estate
Investment Insights
Based on property information with market context.
Located at 327 S Main St in Clute, Texas, this 1,032-square-foot commercial property is classified for mixed-use purposes, with office and retail applications identified in the listing information. The asset also carries a special-purpose classification.
Built in 1955, the property offers an existing commercial improvement suited to evaluating office, storefront, or other mixed-use applications. Its compact footprint provides a straightforward format for a business seeking a small commercial presence.
Built in 1955, the property offers an existing commercial improvement suited to evaluating office, storefront, or other mixed-use applications. Its compact footprint provides a straightforward format for a business seeking a small commercial presence.
Key Highlights
- 1,032‑square‑foot commercial property
- Mixed‑use classification with office and retail applications
- Special‑purpose property classification
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
$8,514
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
6.60%
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%
$170,280
$170.3K
Cap Rate 7%
$121,629
$121.6K
Cap Rate 9%
$94,600
$94.6K
Market Conditions
NOI Build-Up for 1,032 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
$15.5K $15.00/SF
− Vacancy
−$1.9K −$1.80/SF
EGI
$13.6K $13.20/SF
− OpEx
−$5.1K −$4.95/SF
NOI
$8.5K $8.25/SF
Area
Brazoria County, TX
Vacancy
12.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
37.50%
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%
$170,280
Cap Rate 7%
$121,629
Cap Rate 9%
$94,600
Alternative Uses
Best Use
Office B
$246.1K
$215.4K – $287.2K
NOI $17,229 @ 7.0% cap · market cap 13.36%
Second Best
Retail
$199.7K
$174.7K – $233.0K
NOI $13,979 @ 7.0% cap · market cap 10.84%
Theoretical Best
Multifamily LT 5
$12.86M
$11.25M – $15.00M
NOI $899,934 @ 7.0% cap · market cap 697.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
514
Businesses Nearby
Explore this area
Business Placement
Demographics for 77531, TX
15,666
Population
7,502
Households
2.1
Avg Household Size
33
Median Age
17%
College-Educated
83%
High-School Grad
11.7 sq mi
ZIP Area
1,339
Density / Sq Mi
$71,583
Median Household Income
$40,817
Median Earnings
$1,217
Median Rent
$236,800
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?
Mixed-use property - The property combines office and retail classifications within an existing commercial building.
Where is this mixed-use property located?
The property is located at 327 S MAIN ST Clute, TX.
What is the asking price?
The asking price for this property is $129,000.
What are key features of this property?
This property features: 1,032‑square‑foot commercial property; Mixed‑use classification with office and retail applications; Special‑purpose property classification
