Remodeled Freestanding
For Sale
Contact for pricing
821 N FRAZIER ST, Conroe, TX 77301
Freestanding retail building with dedicated parking, updated building systems, and two separate bathrooms.
Property Size1,350 SF
Price / SF$296.30
Days on Market8
Property Features for 821 N FRAZIER ST
General Information
Standard status
Active
Size
1,350 SF
Total Parking Spaces
15
Property subtype
Retail, Office
Additional Details
Pylon Signage
Yes
Amenities
Two separate bathrooms
Building Details
Year Renovated
2019
Buildings
1
Tenancy
Single
Listing Agency:
Hutson Realty Partners, LLC
Listed By:
Ryan Hutson · License #TX669668
(936) 672-2472
Source:
Crexi
Added: Sep 7
Changed: Sep 9
Last Checked: Sep 14 at 6:39AM
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 Hutson Realty Partners, LLC
Investment Insights
Based on property information with market context.
This 1,350-square-foot freestanding storefront building offers a recently remodeled interior completed in 2019. The property includes two separate bathrooms, 15 dedicated parking spaces, and highly visible exterior pylon signage. A full roof replacement was completed in 2023, followed by installation of a new HVAC system and water heater in 2020.
Located at 821 N Frazier St in Conroe, Texas, the property is configured for a single tenant and includes improvements that can reduce routine building-related responsibilities. Its standalone layout, parking, signage, and updated major systems support a straightforward retail or commercial operation.
Located at 821 N Frazier St in Conroe, Texas, the property is configured for a single tenant and includes improvements that can reduce routine building-related responsibilities. Its standalone layout, parking, signage, and updated major systems support a straightforward retail or commercial operation.
Key Highlights
- 1,350 SF freestanding building
- Interior remodel completed in 2019
- Full roof replacement completed in 2023
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
$18,305
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
4.58%
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%
$366,100
$366.1K
Cap Rate 7%
$261,500
$261.5K
Cap Rate 9%
$203,389
$203.4K
Market Conditions
NOI Build-Up for 1,350 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
$27.7K $20.52/SF
− Vacancy
−$1.6K −$1.15/SF
EGI
$26.2K $19.37/SF
− OpEx
−$7.8K −$5.81/SF
NOI
$18.3K $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%
$366,100
Cap Rate 7%
$261,500
Cap Rate 9%
$203,389
Alternative Uses
Best Use
Retail
$261.5K
$228.8K – $305.1K
NOI $18,305 @ 7.0% cap · market cap 4.58%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$340.8K
$298.2K – $397.6K
NOI $23,857 @ 7.0% cap · market cap 5.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
515
Businesses Nearby
39k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 83%
Dining 17%
Shell
Shops & Services
7,701 visits/mo
0.1 miles
Little Caesars Pizza
Dining
6,828 visits/mo
0.3 miles
Family Dollar
Shops & Services
6,545 visits/mo
0.2 miles
O'Reilly Auto Parts
Shops & Services
6,485 visits/mo
0.2 miles
Citgo
Shops & Services
5,284 visits/mo
0.1 miles
Demographics for 77301, TX
35,923
Population
12,854
Households
2.8
Avg Household Size
32
Median Age
21%
College-Educated
75%
High-School Grad
20.2 sq mi
ZIP Area
1,778
Density / Sq Mi
$64,885
Median Household Income
$35,575
Median Earnings
$1,229
Median Rent
$193,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Freestanding retail building with dedicated parking, updated building systems, and two separate bathrooms.
Where is this storefront property located?
The property is located at 821 N FRAZIER ST Conroe, TX.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: 1,350 SF freestanding building; Interior remodel completed in 2019; Full roof replacement completed in 2023
