Updated Office Building in
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4305 Yoakum Blvd., Houston, TX 77006
Turnkey 5,908 SF office building on 12,250 SF lot.
Property Size5,908 SF
Lot Size0.28 Acres
Price / SF$380.67
Days on Market108
Property Features for 4305 Yoakum Blvd.
General Information
Standard status
Active
Size
5,908 SF
Lot size
0.28 Acres
Property subtype
Office
Building Details
Year Built
1919
Year Renovated
1990
Buildings
1
Listing Agency:
Davis Commercial a Real Estate Company
(713) 528-9776
Listed By:
Ashley Casterlin · License #TX 642746
Source:
Crexi
Added: May 15
Changed: Aug 25
Last Checked: Aug 28 at 9:15PM
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 Davis Commercial a Real Estate Company
Investment Insights
Based on property information with market context.
This updated 5,908 square foot office building features historic charm and is located on Yoakum Boulevard in Montrose, just off Richmond Avenue. Situated on a 12,250 square foot lot, the property includes multiple private offices and conference rooms. It is suitable for a law firm or other professional services. The property features a gated parking lot and a prime location with quick access to the Med Center, Midtown, and Downtown areas.
Key Highlights
- Prime location in the heart of Montrose with quick access to Med Center, Midtown, and Downtown.
- Turnkey, updated 5,908 SF office building with historic charm.
- Includes multiple private offices and conference rooms, ideal for law firms or professional services.
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
$68,911
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
3.06%
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%
$1,378,220
$1.4M
Cap Rate 7%
$984,443
$984.4K
Cap Rate 9%
$765,678
$765.7K
Market Conditions
NOI Build-Up for 5,908 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
$127.6K $21.60/SF
− Vacancy
−$35.7K −$6.05/SF
EGI
$91.9K $15.55/SF
− OpEx
−$23.0K −$3.89/SF
NOI
$68.9K $11.66/SF
Area
Houston, TX
Vacancy
28.00%
Lease Rate
$21.60 /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%
$1,378,220
Cap Rate 7%
$984,443
Cap Rate 9%
$765,678
Alternative Uses
Best Use
Office B
$984.4K
$861.4K – $1.15M
NOI $68,911 @ 7.0% cap · market cap 3.06%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.52M
$1.33M – $1.77M
NOI $106,344 @ 7.0% cap · market cap 4.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,818
Businesses Nearby
Explore this area
Business Placement
Demographics for 77006, TX
24,129
Population
16,654
Households
1.4
Avg Household Size
36
Median Age
80%
College-Educated
98%
High-School Grad
2.3 sq mi
ZIP Area
10,491
Density / Sq Mi
$102,003
Median Household Income
$73,275
Median Earnings
$1,761
Median Rent
$599,500
Median Home Value
Market
Vacancy Rate% for Office in Houston, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Turnkey 5,908 SF office building on 12,250 SF lot.
Where is this office building located?
The property is located at 4305 Yoakum Blvd. Houston, TX.
What is the asking price?
The asking price for this property is $2,249,000.
What are key features of this property?
This property features: Prime location in the heart of Montrose with quick access to Med Center, Midtown, and Downtown.; Turnkey, updated 5,908 SF office building with historic charm.; Includes multiple private offices and conference rooms, ideal for law firms or professional services.
