Warehouse with
For Sale
$1,300,000
6201 Dogwood St, Manvel, TX 77578
Steel warehouse structure with substantial clear height and redevelopment potential on a large Manvel-area site.
Property Size22,400 SF
Lot Size10.00 Acres
Price / SF$58.04
Days on Market181
Property Features for 6201 Dogwood St
General Information
Standard status
Active
Size
22,400 SF
Lot size
10.00 Acres
Property subtype
Land
Property Condition
Severity
Repairs Needed
Evidence
in need of redevelopment
Additional Details
Clear Height
28 ft
Taxes and HOA fees
Annual Taxes
$1,469
Building Details
Buildings
1
Construction
steel structure
Listing Agency:
The Sears Group
(281) 701-6711
Listed By:
Michael Neadeau · License #0806969
(281) 701-6711
Source:
Exprealty
Added: Mar 2
Changed: Aug 29
Last Checked: Aug 29 at 4:49PM
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 The Sears Group
Investment Insights
Based on property information with market context.
The property comprises 10 acres with a 22,400-square-foot steel warehouse structure that requires redevelopment. Interior features include a mezzanine and clear heights ranging from approximately 24 to 28 feet, providing a substantial existing framework for repositioning. Potential applications identified for the site include a contractor yard, light industrial operation, equestrian center, or sports fitness facility.
Located at 6201 Dogwood St in Manvel, Texas, the property serves the Manvel/Pearland corridor and is described as minutes from major highways. The combination of a large land component and an existing industrial building supports a range of redevelopment and customization strategies.
Located at 6201 Dogwood St in Manvel, Texas, the property serves the Manvel/Pearland corridor and is described as minutes from major highways. The combination of a large land component and an existing industrial building supports a range of redevelopment and customization strategies.
Key Highlights
- 10‑acre property with a 22,400 sq ft steel structure
- Existing structure includes a mezzanine
- Clear heights of ±24‑28 ft
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
$115,351
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
8.87%
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%
$2,307,020
$2.3M
Cap Rate 7%
$1,647,871
$1.6M
Cap Rate 9%
$1,281,678
$1.3M
Market Conditions
NOI Build-Up for 22,400 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
$180.1K $8.04/SF
− Vacancy
−$15.3K −$0.68/SF
EGI
$164.8K $7.36/SF
− OpEx
−$49.4K −$2.21/SF
NOI
$115.4K $5.15/SF
Area
Brazoria County, TX
Vacancy
8.50%
Lease Rate
$8.04 /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%
$2,307,020
Cap Rate 7%
$1,647,871
Cap Rate 9%
$1,281,678
Alternative Uses
Best Use
Warehouse
$2.00M
$1.75M – $2.33M
NOI $140,070 @ 7.0% cap · market cap 10.77%
Second Best
Industrial
$1.65M
$1.44M – $1.92M
NOI $115,351 @ 7.0% cap · market cap 8.87%
Theoretical Best
Multifamily LT 5
$279.05M
$244.17M – $325.56M
NOI $19,533,448 @ 7.0% cap · market cap 1,502.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
28 ft
Clear height
Location Intelligence
Trade Area within ½ mile
37
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77578, TX
25,228
Population
9,939
Households
2.5
Avg Household Size
36
Median Age
45%
College-Educated
91%
High-School Grad
38.4 sq mi
ZIP Area
657
Density / Sq Mi
$132,571
Median Household Income
$69,615
Median Earnings
$1,936
Median Rent
$359,500
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Steel warehouse structure with substantial clear height and redevelopment potential on a large Manvel-area site.
Where is this warehouse located?
The property is located at 6201 Dogwood St Manvel, TX.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: 10‑acre property with a 22,400 sq ft steel structure; Existing structure includes a mezzanine; Clear heights of ±24‑28 ft
