Freestanding Gas
For Sale
Contact for pricing
5010 Red Bluff Road, Pasadena, TX 77503
Freestanding convenience store and fueling property positioned at Red Bluff Road and Tamar Drive.
Property Size2,736 SF
Price / SF$347.22
Days on Market16
Property Features for 5010 Red Bluff Road
General Information
Standard status
Active
Size
2,736 SF
Property subtype
Retail
Occupancy
100%
Lease Type
NNN
Investment Type
Net Lease
Building Details
Year Built
1974
Tenancy
Single
Listing Agency:
Davis Commercial a Real Estate Company
Listed By:
Mark Davis · License #TX 409852
(713) 528-9776
Source:
Crexi
Added: Aug 25
Changed: Sep 8
Last Checked: Sep 9 at 6:47AM
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 freestanding gas station includes a 2,736-square-foot convenience store and two MPDs on 17,241 square feet of land. The property is located at 5010 Red Bluff Road in Pasadena, at the northwest corner of Red Bluff Road and Tamar Drive.
The existing lease expires 7/29 and includes a 1-5 year option at FMV. The listing is structured as a freestanding NNN opportunity in the Pasadena/Deer Park area.
The existing lease expires 7/29 and includes a 1-5 year option at FMV. The listing is structured as a freestanding NNN opportunity in the Pasadena/Deer Park area.
Key Highlights
- 2,736 SF convenience store with 2 MPDs
- 17,241 SF land area
- Northwest corner of Red Bluff Road and Tamar Drive
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
$37,231
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
3.92%
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%
$744,620
$744.6K
Cap Rate 7%
$531,871
$531.9K
Cap Rate 9%
$413,678
$413.7K
Market Conditions
NOI Build-Up for 2,736 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
$52.5K $19.20/SF
− Vacancy
−$2.9K −$1.06/SF
EGI
$49.6K $18.14/SF
− OpEx
−$12.4K −$4.54/SF
NOI
$37.2K $13.61/SF
Area
Pasadena, TX
Vacancy
5.50%
Lease Rate
$19.20 /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%
$744,620
Cap Rate 7%
$531,871
Cap Rate 9%
$413,678
Alternative Uses
Best Use
Specialty Retail
$531.9K
$465.4K – $620.5K
NOI $37,231 @ 7.0% cap · market cap 3.92%
Second Best
Retail
$462.9K
$405.1K – $540.1K
NOI $32,405 @ 7.0% cap · market cap 3.41%
Theoretical Best
Office A
$902.9K
$790.1K – $1.05M
NOI $63,204 @ 7.0% cap · market cap 6.65%
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
556
Businesses Nearby
92k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 56%
Shops & Services 35%
Dining 7%
Home Improvements & Furnishings 1%
Kroger
Groceries
40,525 visits/mo
0.3 miles
La Michoacana Meat Market
Groceries
11,029 visits/mo
0.4 miles
Chase Bank
Shops & Services
8,653 visits/mo
0.5 miles
Kroger Fuel Center
Shops & Services
8,149 visits/mo
0.4 miles
Wells Fargo
Shops & Services
7,612 visits/mo
0.4 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Gas station - Freestanding convenience store and fueling property positioned at Red Bluff Road and Tamar Drive.
Where is this gas station located?
The property is located at 5010 Red Bluff Road Pasadena, TX.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: 2,736 SF convenience store with 2 MPDs; 17,241 SF land area; Northwest corner of Red Bluff Road and Tamar Drive
