Flex Space with Roll-Up
For Sale
$3,060,000
451 Landing Blvd, League City, TX 77573
Versatile commercial building combining private offices, open workspace, and ground-level loading access.
Property Size25,520 SF
Days on Market70
Property Features for 451 Landing Blvd
General Information
Standard status
Active
Size
25,520 SF
Class
B
Property subtype
Industrial
Additional Details
Drive-In Doors
1
Amenities
private offices
large open spaces
grade level rollup door
Building Details
Building Size
25,520 SF
Year Built
1997
Listing Agency:
Zann Commercial Brokerage, Inc.
(832) 689-0105
Listed By:
Jason C. Kieschnick · License #TX #512911
(832) 689-0105
Source:
Zann
Added: Jun 23
Changed: Aug 31
Last Checked: Aug 31 at 3:38PM
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 Zann Commercial Brokerage, Inc.
Investment Insights
Based on property information with market context.
Built in 1997, this flex property at 451 Landing Blvd combines enclosed office areas with expansive open workspace. A grade-level roll-up door supports loading and receiving functions, while the layout provides flexibility for a range of commercial operations. The building was previously used by a retail and distribution occupant.
The property is located in League City, Texas. Its mix of office accommodation, open areas, and direct ground-level access creates a practical configuration for users requiring both administrative space and functional work or storage areas.
The property is located in League City, Texas. Its mix of office accommodation, open areas, and direct ground-level access creates a practical configuration for users requiring both administrative space and functional work or storage areas.
Key Highlights
- Flex building with private offices and large open areas
- Grade‑level roll‑up door for loading access
- Previously occupied by a retail and distribution user
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
$261,958
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
8.56%
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%
$5,239,160
$5.2M
Cap Rate 7%
$3,742,257
$3.7M
Cap Rate 9%
$2,910,644
$2.9M
Market Conditions
NOI Build-Up for 25,520 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
$428.7K $16.80/SF
− Vacancy
−$25.7K −$1.01/SF
EGI
$403.0K $15.79/SF
− OpEx
−$141.1K −$5.53/SF
NOI
$262.0K $10.26/SF
Area
League City, TX
Vacancy
6.00%
Lease Rate
$16.80 /SF/Yr
Expense Ratio
35.00%
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%
$5,239,160
Cap Rate 7%
$3,742,257
Cap Rate 9%
$2,910,644
Alternative Uses
Best Use
Office B
$6.10M
$5.34M – $7.12M
NOI $427,039 @ 7.0% cap · market cap 13.96%
Second Best
Flex RnD
$3.74M
$3.27M – $4.37M
NOI $261,958 @ 7.0% cap · market cap 8.56%
Theoretical Best
Office A
$7.76M
$6.79M – $9.06M
NOI $543,382 @ 7.0% cap · market cap 17.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
354
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77573, TX
95,256
Population
37,188
Households
2.6
Avg Household Size
37
Median Age
49%
College-Educated
96%
High-School Grad
29.8 sq mi
ZIP Area
3,197
Density / Sq Mi
$122,783
Median Household Income
$67,441
Median Earnings
$1,647
Median Rent
$342,000
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 - Versatile commercial building combining private offices, open workspace, and ground-level loading access.
Where is this flex space located?
The property is located at 451 Landing Blvd League City, TX.
What is the asking price?
The asking price for this property is $3,060,000.
What are key features of this property?
This property features: Flex building with private offices and large open areas; Grade‑level roll‑up door for loading access; Previously occupied by a retail and distribution user
