Corner Office Condo with Lake
For Sale
Contact for pricing
5515 Louetta Rd, Spring, TX 77379
Professional office condo in Spring/Klein with easy access to major corridors.
Property Size675 SF
Price / SF$250.37
Days on Market153
Property Features for 5515 Louetta Rd
General Information
Standard status
Active
Size
675 SF
Class
B
Property subtype
Office
Occupancy
100%
Lease Type
NNN
Building Details
Year Built
2010
Units
1
Listing Agency:
AIM Commercial Brokerage
(832) 792-2000
Listed By:
Amythyst Manning · License #9004265
Source:
Crexi
Added: Mar 13
Changed: Aug 8
Last Checked: Aug 11 at 4:11PM
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 AIM Commercial Brokerage
Investment Insights
Based on property information with market context.
This 675 square foot corner office condo, situated in the Spring/Klein area, offers lake views and convenient access to major corridors. Located in a high-demographic business area, it is approximately 6 miles from the Grand Parkway (SH 99), 4 miles from Interstate 45, and 9 miles from The Woodlands, making it suitable for businesses serving the North Houston market. The professional office condo includes four private rooms/offices, an ADA-compliant bathroom, and a kitchenette. Interior features consist of 10-foot ceilings, upgraded crown molding, and granite countertops. The space includes two carpeted offices with tile flooring throughout the main areas, recessed lighting, and ceiling fans in every office. The corner location provides natural light and lake views, creating a professional environment. It is suited for medical, professional, consulting, or small business office use.
Key Highlights
- High‑demographic Spring/Klein location with excellent access to major corridors (Grand Parkway, I‑45)
- Corner unit with lake views and abundant natural light
- Move‑in ready with 4 private offices, kitchenette, and ADA‑compliant bathroom
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
$7,913
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
4.68%
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%
$158,260
$158.3K
Cap Rate 7%
$113,043
$113.0K
Cap Rate 9%
$87,922
$87.9K
Market Conditions
NOI Build-Up for 675 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
$13.5K $20.04/SF
− Vacancy
−$3.0K −$4.41/SF
EGI
$10.6K $15.63/SF
− OpEx
−$2.6K −$3.91/SF
NOI
$7.9K $11.72/SF
Area
Montgomery County, TX
Vacancy
22.00%
Lease Rate
$20.04 /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%
$158,260
Cap Rate 7%
$113,043
Cap Rate 9%
$87,922
Alternative Uses
Best Use
Office B
$113.0K
$98.9K – $131.9K
NOI $7,913 @ 7.0% cap · market cap 4.68%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$170.4K
$149.1K – $198.8K
NOI $11,928 @ 7.0% cap · market cap 7.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
858
Businesses Nearby
Explore this area
Business Placement
Demographics for 77379, TX
84,704
Population
30,004
Households
2.8
Avg Household Size
38
Median Age
49%
College-Educated
95%
High-School Grad
25.8 sq mi
ZIP Area
3,283
Density / Sq Mi
$110,712
Median Household Income
$58,474
Median Earnings
$1,618
Median Rent
$335,900
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Professional office condo in Spring/Klein with easy access to major corridors.
Where is this office units located?
The property is located at 5515 Louetta Rd Spring, TX.
What is the asking price?
The asking price for this property is $169,000.
What are key features of this property?
This property features: High‑demographic Spring/Klein location with excellent access to major corridors (Grand Parkway, I‑45); Corner unit with lake views and abundant natural light; Move‑in ready with **4 private offices, kitchenette, and ADA‑compliant bathroom**
