Crane-Ready Flex
For Sale
$7,950,000
4020 Flowserve Way, Pasadena, TX 77503
Two-story offices accompany a warehouse with heavy power, loading infrastructure, and truck access.
Property Size33,510 SF
Lot Size2.88 Acres
Price / SF$204.63
Days on Market80
Property Features for 4020 Flowserve Way
General Information
Standard status
Active
Size
33,510 SF
Class
Class A
Lot size
2.88 Acres
Property subtype
Industrial
Site & Location
Highway Access
Yes
Road Access
Yes
Outdoor Storage
Yes
Utilities to Site
Yes
Warehouse & Industrial
Office Build-Out
11,700 SF
Dock-High Doors
2
Drive-In Doors
2
Truck Court Depth
115 ft
Power
800 amps
Voltage
480 V
Three-Phase Power
Yes
Building Details
Building Size
33,510 SF
Year Built
2018
Buildings
1
Listing Agency:
Caldwell Companies
(281) 664-6742
Listed By:
Matthew Seymour · License #TX #794999
Source:
Caldwellcos
Added: Jun 11
Changed: Aug 29
Last Checked: Aug 29 at 3:52PM
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 Caldwell Companies
Investment Insights
Based on property information with market context.
Built in 2018, this ±38,850 SF flex property occupies 2.88 acres and combines approximately 11,700 SF of Class A office area across two stories with a warehouse configured for crane service. The facility includes a 20-ton crane-ready system with 20’ hook height, 800 Amps of 3-phase 480v power, and 29’ eave height. Loading improvements include a truck well with two dock-high doors measuring 9 x 10’, two grade-level overhead doors measuring 16 x 18’, and a 115’ truck apron.
The property is positioned at the Beltway 8 and Highway 225 intersection in Pasadena, Texas. Ample parking and additional yard area support the building, which is located within a deed-restricted business park with regional detention.
The property is positioned at the Beltway 8 and Highway 225 intersection in Pasadena, Texas. Ample parking and additional yard area support the building, which is located within a deed-restricted business park with regional detention.
Key Highlights
- ±38,850sf flex facility on 2.88ac, built in 2018
- ±11,700 SF of Class A office space across two stories
- Crane‑ready warehouse with 20 ton capacity and 20’ hook height
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
$658,153
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
8.28%
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%
$13,163,060
$13.2M
Cap Rate 7%
$9,402,186
$9.4M
Cap Rate 9%
$7,312,811
$7.3M
Market Conditions
NOI Build-Up for 38,850 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
$1.16M $29.76/SF
− Vacancy
−$278.6K −$7.17/SF
EGI
$877.5K $22.59/SF
− OpEx
−$219.4K −$5.65/SF
NOI
$658.2K $16.94/SF
Area
Pasadena, TX
Vacancy
24.10%
Lease Rate
$29.76 /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%
$13,163,060
Cap Rate 7%
$9,402,186
Cap Rate 9%
$7,312,811
Alternative Uses
Best Use
Office B
$9.40M
$8.23M – $10.97M
NOI $658,153 @ 7.0% cap · market cap 8.28%
Second Best
Warehouse
$7.50M
$6.56M – $8.75M
NOI $524,899 @ 7.0% cap · market cap 6.60%
Theoretical Best
Office A
$12.82M
$11.22M – $14.96M
NOI $897,472 @ 7.0% cap · market cap 11.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Dock-high doors
2
Drive-in doors
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
158
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77503, TX
24,956
Population
8,980
Households
2.8
Avg Household Size
33
Median Age
10%
College-Educated
70%
High-School Grad
6.3 sq mi
ZIP Area
3,961
Density / Sq Mi
$64,977
Median Household Income
$37,015
Median Earnings
$1,211
Median Rent
$165,300
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?
Flex space - Two-story offices accompany a warehouse with heavy power, loading infrastructure, and truck access.
Where is this flex space located?
The property is located at 4020 Flowserve Way Pasadena, TX.
What is the asking price?
The asking price for this property is $7,950,000.
What are key features of this property?
This property features: ±38,850sf flex facility on 2.88ac, built in 2018; ±11,700 SF of Class A office space across two stories; Crane‑ready warehouse with 20 ton capacity and 20’ hook height
