Humble Freestanding Commercial Building For
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8221 N Sam Houston Pkwy E, Humble, TX 77396
Freestanding commercial building with frontage on Beltway 8.
Property Size19,652 SF
Lot Size2.58 Acres
Price / SF$279.87
Days on Market190
Property Features for 8221 N Sam Houston Pkwy E
General Information
Standard status
Active
Size
19,652 SF
Lot size
2.58 Acres
Property subtype
Office, Retail
Building Details
Year Built
2005
Buildings
1
Stories
1
Listing Agency:
Partners Real Estate Houston
Listed By:
Marc Peeler · License #TX 627894
Source:
Crexi
Added: Feb 3
Changed: Aug 7
Last Checked: Aug 11 at 10:11AM
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 Partners Real Estate Houston
Investment Insights
Based on property information with market context.
This freestanding commercial building, constructed in 2005, offers approximately 19,652 square feet of space on a 2.58-acre lot. The property includes 47 parking spaces and has frontage on Beltway 8, which experiences approximately 92,900 vehicles per day. The property is suitable for various uses, including an early childhood/education center (prior use), medical office, ER/urgent care, or company headquarters. This presents an owner/user opportunity.
Key Highlights
- High‑traffic location with frontage on Beltway 8 (±92,900 VPD).
- Substantial building size: ±19,652 SF.
- Large land area: ±2.58 AC.
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
$308,978
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
5.62%
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%
$6,179,560
$6.2M
Cap Rate 7%
$4,413,971
$4.4M
Cap Rate 9%
$3,433,089
$3.4M
Market Conditions
NOI Build-Up for 19,652 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
$603.7K $30.72/SF
− Vacancy
−$88.7K −$4.52/SF
EGI
$515.0K $26.20/SF
− OpEx
−$206.0K −$10.48/SF
NOI
$309.0K $15.72/SF
Area
Harris County, TX
Vacancy
14.70%
Lease Rate
$30.72 /SF/Yr
Expense Ratio
40.00%
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%
$6,179,560
Cap Rate 7%
$4,413,971
Cap Rate 9%
$3,433,089
Alternative Uses
Best Use
Healthcare Medical
$4.41M
$3.86M – $5.15M
NOI $308,978 @ 7.0% cap · market cap 5.62%
Second Best
Office B
$3.68M
$3.22M – $4.29M
NOI $257,407 @ 7.0% cap · market cap 4.68%
Theoretical Best
Office A
$5.37M
$4.70M – $6.26M
NOI $375,620 @ 7.0% cap · market cap 6.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
386
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77396, TX
61,058
Population
20,532
Households
3
Avg Household Size
32
Median Age
25%
College-Educated
83%
High-School Grad
24.9 sq mi
ZIP Area
2,452
Density / Sq Mi
$76,506
Median Household Income
$45,385
Median Earnings
$1,459
Median Rent
$234,100
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?
Medical Office Space - Freestanding commercial building with frontage on Beltway 8.
Where is this medical office space located?
The property is located at 8221 N Sam Houston Pkwy E Humble, TX.
What is the asking price?
The asking price for this property is $5,500,000.
What are key features of this property?
This property features: High‑traffic location with frontage on Beltway 8 (±92,900 VPD).; Substantial building size: ±19,652 SF.; Large land area: ±2.58 AC.
