Two-Story Retail Buildings
For Sale
Contact for pricing
604 West Worsham Street, Willis, TX 77378
Two single-story retail buildings are offered for sale, creating a value-add leasing opportunity.
Property Size13,022 SF
Price / SF$268.01
Days on Market126
Property Features for 604 West Worsham Street
General Information
Standard status
Active
Size
13,022 SF
Property subtype
Retail, Office
Investment Type
Value Add
Building Details
Year Built
2021
Year Renovated
2024
Buildings
2
Stories
1
Tenancy
Multi
Listing Agency:
Colliers - Houston, Texas
Listed By:
Melissa Zamora-Marentez · License #670390
(713) 830-4004
Source:
Crexi
Added: May 6
Changed: Sep 8
Last Checked: Sep 8 at 3:29AM
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 Colliers - Houston, Texas
Investment Insights
Based on property information with market context.
The property includes two single-story buildings, presented as either a partial owner-user or a value-add acquisition. The offering is structured around leasing up remaining vacancy while allowing an owner-occupant to occupy a portion of the space.
The buildings are located within approximately 1 mile of I-45 and about a half block off FM 1097/W. Montgomery Street, supporting straightforward access for local and pass-by traffic.
As a multi-building retail asset, the property’s configuration allows flexibility between owner-occupancy and tenant leasing across two separate structures.
The buildings are located within approximately 1 mile of I-45 and about a half block off FM 1097/W. Montgomery Street, supporting straightforward access for local and pass-by traffic.
As a multi-building retail asset, the property’s configuration allows flexibility between owner-occupancy and tenant leasing across two separate structures.
Key Highlights
- Two single‑story retail buildings for sale
- Located about 0.35 mile from I‑45
- About a half block off FM 1097/W Montgomery Street
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
$176,573
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
5.06%
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%
$3,531,460
$3.5M
Cap Rate 7%
$2,522,471
$2.5M
Cap Rate 9%
$1,961,922
$2.0M
Market Conditions
NOI Build-Up for 13,022 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
$267.2K $20.52/SF
− Vacancy
−$15.0K −$1.15/SF
EGI
$252.2K $19.37/SF
− OpEx
−$75.7K −$5.81/SF
NOI
$176.6K $13.56/SF
Area
Montgomery County, TX
Vacancy
5.60%
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%
$3,531,460
Cap Rate 7%
$2,522,471
Cap Rate 9%
$1,961,922
Alternative Uses
Best Use
Retail
$2.52M
$2.21M – $2.94M
NOI $176,573 @ 7.0% cap · market cap 5.06%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.29M
$2.88M – $3.84M
NOI $230,121 @ 7.0% cap · market cap 6.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
31
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77378, TX
17,417
Population
6,503
Households
2.7
Avg Household Size
35
Median Age
18%
College-Educated
81%
High-School Grad
89.1 sq mi
ZIP Area
195
Density / Sq Mi
$68,595
Median Household Income
$38,221
Median Earnings
$1,408
Median Rent
$177,900
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?
Storefront property - Two single-story retail buildings are offered for sale, creating a value-add leasing opportunity.
Where is this storefront property located?
The property is located at 604 West Worsham Street Willis, TX.
What is the asking price?
The asking price for this property is $3,490,000.
What are key features of this property?
This property features: Two single‑story retail buildings for sale; Located about 0.35 mile from I‑45; About a half block off FM 1097/W Montgomery Street
