Climate-Controlled Warehouse Flex
For Sale
Contact for pricing
4115 Kreinhop, Spring, TX 77388
Ground-level, fully climate-controlled unit with a 14' roll-up door, epoxy flooring, enclosed office/workshop, and 9,000-lb car lift.
Property Size1,250 SF
Price / SF$199.20
Days on Market408
Property Features for 4115 Kreinhop
General Information
Standard status
Active
Size
1,250 SF
Property subtype
INDUSTRIAL
Listing Agency:
Blue Horizon CRES, CB&A Realtors
(281) 364-1588
Listed By:
Jessica Paschalis · License #0680817
(936) 718-2080
Source:
Moodyscre
Added: Aug 6, 2025
Changed: Sep 11
Last Checked: Sep 16 at 8:20PM
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 Blue Horizon CRES, CB&A Realtors
Investment Insights
Based on property information with market context.
Unit 120 offers fully climate-controlled, ground-level warehouse flex space in a gated storage community. The unit includes a 14' x 14' roll-up door, easy-to-clean high-quality epoxy floor finish, and an enclosed office/workshop area of approximately 16' x 20' with a PVC pipe/fitting system intended for dust collection. A 7' x 8' bathroom is also included.
The unit further features an approximately 9,000-lb car lift. The seller has added over 660 square feet of mezzanine space that is not included in the published square footage.
The community is fully gated with 24-hour surveillance and no business hour restrictions, and it includes water, sewer, and trash. A members club with a conference room is also available on site.
The unit further features an approximately 9,000-lb car lift. The seller has added over 660 square feet of mezzanine space that is not included in the published square footage.
The community is fully gated with 24-hour surveillance and no business hour restrictions, and it includes water, sewer, and trash. A members club with a conference room is also available on site.
Key Highlights
- Unit 120 offers 1,250 SF (25' x 50') fully climate‑controlled, ground‑level warehouse storage.
- Includes a 14' x 14' roll‑up door plus easy‑to‑clean high‑quality epoxy floor finish.
- 9,000‑lb car lift on‑site with an enclosed office/workshop measuring approx. 16' x 20'.
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
$12,469
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
5.01%
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%
$249,380
$249.4K
Cap Rate 7%
$178,129
$178.1K
Cap Rate 9%
$138,544
$138.5K
Market Conditions
NOI Build-Up for 1,250 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
$18.8K $15.00/SF
− Vacancy
−$938 −$0.75/SF
EGI
$17.8K $14.25/SF
− OpEx
−$5.3K −$4.27/SF
NOI
$12.5K $9.98/SF
Area
Montgomery County, TX
Vacancy
5.00%
Lease Rate
$15.00 /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%
$249,380
Cap Rate 7%
$178,129
Cap Rate 9%
$138,544
Alternative Uses
Best Use
Self Storage
$178.1K
$155.9K – $207.8K
NOI $12,469 @ 7.0% cap · market cap 5.01%
Second Best
Warehouse
$110.4K
$96.6K – $128.8K
NOI $7,726 @ 7.0% cap · market cap 3.10%
Theoretical Best
Specialty Retail
$315.6K
$276.1K – $368.2K
NOI $22,090 @ 7.0% cap · market cap 8.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
413
Businesses Nearby
Explore this area
Business Placement
Demographics for 77388, TX
51,483
Population
18,924
Households
2.7
Avg Household Size
37
Median Age
34%
College-Educated
92%
High-School Grad
13.4 sq mi
ZIP Area
3,842
Density / Sq Mi
$101,588
Median Household Income
$53,925
Median Earnings
$1,809
Median Rent
$264,600
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Self storage facility - Ground-level, fully climate-controlled unit with a 14' roll-up door, epoxy flooring, enclosed office/workshop, and 9,000-lb car lift.
Where is this self storage facility located?
The property is located at 4115 Kreinhop Spring, TX.
What is the asking price?
The asking price for this property is $249,000.
What are key features of this property?
This property features: Unit 120 offers 1,250 SF (25' x 50') fully climate‑controlled, ground‑level warehouse storage.; Includes a 14' x 14' roll‑up door plus easy‑to‑clean high‑quality epoxy floor finish.; 9,000‑lb car lift on‑site with an enclosed office/workshop measuring approx. 16' x 20'.
