Retail Space with Pylon
For Sale
Contact for pricing
5250 FM 1640 RD RICHMOND TX 77469-5433, Richmond, TX 77469
Former bank facility with billboard and pylon signage.
Property Size6,541 SF
Price / SF$279.01
Days on Market23
Property Features for 5250 FM 1640 RD RICHMOND TX 77469-5433
General Information
Standard status
Active
Size
6,541 SF
Property subtype
Retail
Additional Details
Pylon Signage
Yes
Listing Agency:
Partners Real Estate Houston
Listed By:
Marc Peeler · License #TX 627894
(713) 275-9606
Source:
Crexi
Added: Aug 12
Changed: Aug 30
Last Checked: Sep 3 at 10:15AM
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 Partners Real Estate Houston
Investment Insights
Based on property information with market context.
This retail space contains 6,541 square feet and was previously occupied by a bank. Existing exterior identification includes both billboard and pylon signage, supporting visibility for occupants and visitors.
The property fronts FM 1640 and FM 2218 in Richmond, Texas, and is positioned across from a Walmart Super Center. Its placement along two FM roads provides a clearly identified commercial setting for retail use.
The property fronts FM 1640 and FM 2218 in Richmond, Texas, and is positioned across from a Walmart Super Center. Its placement along two FM roads provides a clearly identified commercial setting for retail use.
Key Highlights
- 6,541 SF retail space
- Former bank facility
- Billboard and pylon signage included
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
$88,599
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
4.85%
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%
$1,771,980
$1.8M
Cap Rate 7%
$1,265,700
$1.3M
Cap Rate 9%
$984,433
$984.4K
Market Conditions
NOI Build-Up for 6,541 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
$134.2K $20.52/SF
− Vacancy
−$7.7K −$1.17/SF
EGI
$126.6K $19.35/SF
− OpEx
−$38.0K −$5.81/SF
NOI
$88.6K $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%
$1,771,980
Cap Rate 7%
$1,265,700
Cap Rate 9%
$984,433
Alternative Uses
Best Use
Retail
$1.27M
$1.11M – $1.48M
NOI $88,599 @ 7.0% cap · market cap 4.85%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$81.48M
$71.30M – $95.07M
NOI $5,703,941 @ 7.0% cap · market cap 312.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
391
Businesses Nearby
176k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 65%
Dining 22%
Shops & Services 11%
Electronics 1%
Walmart
Superstores
114,836 visits/mo
0.3 miles
Whataburger
Dining
34,280 visits/mo
0.3 miles
Murphy USA
Shops & Services
12,620 visits/mo
0.2 miles
Exxon
Shops & Services
5,550 visits/mo
0.4 miles
Domino's Pizza
Dining
3,132 visits/mo
0.4 miles
Demographics for 77469, TX
57,925
Population
22,854
Households
2.5
Avg Household Size
36
Median Age
40%
College-Educated
91%
High-School Grad
106.8 sq mi
ZIP Area
542
Density / Sq Mi
$101,546
Median Household Income
$49,299
Median Earnings
$1,675
Median Rent
$315,000
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?
Retail space - Former bank facility with billboard and pylon signage.
Where is this retail space located?
The property is located at 5250 FM 1640 RD RICHMOND TX 77469-5433 Richmond, TX.
What is the asking price?
The asking price for this property is $1,825,000.
What are key features of this property?
This property features: 6,541 SF retail space; Former bank facility; Billboard and pylon signage included
