Flex Space with
For Sale
$389,000
801 W Plantation Dr, Clute, TX 77531
Shop/garage includes an air-conditioned office and updated building systems.
Property Size3,347 SF
Lot Size0.22 Acres
Price / SF$116.22
Days on Market71
Property Features for 801 W Plantation Dr
General Information
Standard status
Active
Size
3,347 SF
Lot size
0.22 Acres
Taxes and HOA fees
Annual Taxes
$2,814
Amenities
office area
air conditioning
Building Details
Buildings
1
Building Size
3,347 SF
Listing Agency:
Mega Realty
(979) 709-2447
Listed By:
Noeme Arceneaux
(979) 709-2447
Source:
Exprealty
Added: Jun 15
Changed: Aug 20
Last Checked: Aug 24 at 11:03AM
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 Mega Realty
Investment Insights
Based on property information with market context.
This flex-space property includes a 3,347-square-foot shop/garage on a 9,714-square-foot lot. The layout incorporates 1,372 square feet of concrete space, along with a dedicated office served by air conditioning. Recent physical improvements include a new roof, fresh exterior paint, and a new electrical box.
Located at 801 W Plantation Dr in Clute, the property offers high visibility and convenient access. The existing shop, office, lot area, and concrete surface provide functional space for automotive, contractor, warehouse, service, fabrication, light industrial, and related operations. The site also accommodates equipment, storage, or fleet vehicles.
Located at 801 W Plantation Dr in Clute, the property offers high visibility and convenient access. The existing shop, office, lot area, and concrete surface provide functional space for automotive, contractor, warehouse, service, fabrication, light industrial, and related operations. The site also accommodates equipment, storage, or fleet vehicles.
Key Highlights
- 3,347‑square‑foot shop/garage on a 9,714‑square‑foot lot
- 1,372 square feet of concrete space
- Dedicated air‑conditioned office area
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
$20,929
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
5.38%
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%
$418,580
$418.6K
Cap Rate 7%
$298,986
$299.0K
Cap Rate 9%
$232,544
$232.5K
Market Conditions
NOI Build-Up for 3,347 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
$26.9K $8.04/SF
− Vacancy
−$2.3K −$0.68/SF
EGI
$24.6K $7.36/SF
− OpEx
−$3.7K −$1.10/SF
NOI
$20.9K $6.25/SF
Area
Brazoria County, TX
Vacancy
8.50%
Lease Rate
$8.04 /SF/Yr
Expense Ratio
15.00%
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%
$418,580
Cap Rate 7%
$298,986
Cap Rate 9%
$232,544
Alternative Uses
Best Use
Retail
$647.7K
$566.7K – $755.6K
NOI $45,336 @ 7.0% cap · market cap 11.65%
Second Best
Warehouse
$299.0K
$261.6K – $348.8K
NOI $20,929 @ 7.0% cap · market cap 5.38%
Theoretical Best
Multifamily LT 5
$41.70M
$36.48M – $48.64M
NOI $2,918,681 @ 7.0% cap · market cap 750.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
730
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77531, TX
15,666
Population
7,502
Households
2.1
Avg Household Size
33
Median Age
17%
College-Educated
83%
High-School Grad
11.7 sq mi
ZIP Area
1,339
Density / Sq Mi
$71,583
Median Household Income
$40,817
Median Earnings
$1,217
Median Rent
$236,800
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Shop/garage includes an air-conditioned office and updated building systems.
Where is this flex space located?
The property is located at 801 W Plantation Dr Clute, TX.
What is the asking price?
The asking price for this property is $389,000.
What are key features of this property?
This property features: 3,347‑square‑foot shop/garage on a 9,714‑square‑foot lot; 1,372 square feet of concrete space; Dedicated air‑conditioned office area
