Prime Stafford Real Estate
For Sale
$2,200,000
507 Dulles Avenue, Stafford, TX 77477
2.88 acres in the heart of Stafford with existing building.
Property Size8,050 SF
Lot Size2.88 Acres
Price / SF$273.29
Days on Market186
Property Features for 507 Dulles Avenue
General Information
Standard status
Active
Size
8,050 SF
Lot size
2.88 Acres
Property subtype
Land
Taxes and HOA fees
Annual Taxes
$19,539
Amenities
Cleared,Other
Public
125513
2.8814
Appraiser
Concrete
Listing Agency:
JP Land & Homes, LLC
(281) 444-5140
Listed By:
Lara Blessington
(702) 556-1136
Source:
Garygreene
Added: Mar 5
Changed: Sep 5
Last Checked: Sep 7 at 5:49AM
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 JP Land & Homes, LLC
Investment Insights
Based on property information with market context.
This is a rare opportunity to acquire 2.88 acres of prime real estate in the heart of Stafford. Zoned for residential, commercial, or technology purposes, the property offers a wide variety of development opportunities. New construction homes are being built just two lots over and are selling at premium prices. One potential use for the land is to construct 23 or more luxury single-family homes. Alternatively, the existing 8,050-square-foot Maaco building could be retained to collect rent, while developing another profitable asset on the vacant land. The purchase includes the entire 2.88 acres of land, the 8,050 square foot Maaco building, all the equipment inside Maaco to run a fully profitable paint and body shop, and a cash-flowing lease. The property is surrounded by established neighborhoods, schools, and thriving local businesses. It offers quick access to Highway 90, Beltway 8, and US-59. This location provides strong demographics and excellent visibility.
Key Highlights
- 2.88 acres of prime real estate in the heart of Stafford with excellent visibility
- Zoned for residential, commercial, or technology use, offering diverse development opportunities
- Includes an 8050 sq. ft. Maaco building with a cash flowing lease and all equipment
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
$109,039
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
4.96%
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%
$2,180,780
$2.2M
Cap Rate 7%
$1,557,700
$1.6M
Cap Rate 9%
$1,211,544
$1.2M
Market Conditions
NOI Build-Up for 8,050 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
$165.2K $20.52/SF
− Vacancy
−$9.4K −$1.17/SF
EGI
$155.8K $19.35/SF
− OpEx
−$46.7K −$5.81/SF
NOI
$109.0K $13.55/SF
Area
Fort Bend County, TX
Vacancy
5.70%
Lease Rate
$20.52 /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%
$2,180,780
Cap Rate 7%
$1,557,700
Cap Rate 9%
$1,211,544
Alternative Uses
Best Use
Retail
$1.56M
$1.36M – $1.82M
NOI $109,039 @ 7.0% cap · market cap 4.96%
Second Best
Industrial
$585.3K
$512.2K – $682.9K
NOI $40,973 @ 7.0% cap · market cap 1.86%
Theoretical Best
Multifamily LT 5
$100.28M
$87.75M – $117.00M
NOI $7,019,833 @ 7.0% cap · market cap 319.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
424
Businesses Nearby
39k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 64%
Dining 36%
Mister Car Wash
Shops & Services
12,744 visits/mo
0.1 miles
Shell
Shops & Services
9,320 visits/mo
0.4 miles
SONIC Drive In
Dining
7,311 visits/mo
0.3 miles
Shipley Do-Nuts
Dining
6,941 visits/mo
0.1 miles
O'Reilly Auto Parts
Shops & Services
2,458 visits/mo
0.3 miles
Demographics for 77477, TX
35,520
Population
13,888
Households
2.6
Avg Household Size
35
Median Age
38%
College-Educated
85%
High-School Grad
10.2 sq mi
ZIP Area
3,482
Density / Sq Mi
$73,290
Median Household Income
$41,271
Median Earnings
$1,436
Median Rent
$241,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - 2.88 acres in the heart of Stafford with existing building.
Where is this commercial land located?
The property is located at 507 Dulles Avenue Stafford, TX.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: 2.88 acres of prime real estate in the heart of Stafford with excellent visibility; Zoned for residential, commercial, or technology use, offering diverse development opportunities; Includes an 8050 sq. ft. Maaco building with a cash flowing lease and all equipment
