Houston Warehouse with
For Sale
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8504 Vogue Ln, Houston, TX 77055
5,000 SF warehouse with apartment and storage units.
Property Size5,000 SF
Lot Size1.00 Acre
Price / SF$220
Days on Market104
Property Features for 8504 Vogue Ln
General Information
Standard status
Active
Size
5,000 SF
Lot size
1.00 Acre
Property subtype
Industrial
Listing Agency:
Henry S. Miller Houston
Listed By:
Shawn Ackerman · License #462530
Source:
Crexi
Added: May 22
Changed: Aug 19
Last Checked: Sep 1 at 7:57AM
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 Henry S. Miller Houston
Investment Insights
Based on property information with market context.
Located at 8504 Vogue Lane in Houston, TX 77055, this property features a 5,000 SF warehouse. The warehouse includes an 18' clear height, 2 extra-wide roll-up doors, and 3-phase power. The cleared and fenced lot extends up to 1 acre and features a large concrete area. Additional structures include a 3-car shed and 2 newly built 440 SF storage units. The property has 2 driveway gates providing access to both Vogue Ln and Marnel Rd. The first floor features a main entrance with a fireplace, 2 rooms, 2 baths, a kitchen with appliances, and a washer/dryer. The upstairs area includes a workroom, 2 offices, and a 1-bedroom apartment. The apartment is equipped with a kitchen, bathroom, and living room, and has separate parking and entrance.
Key Highlights
- 5,000 SF warehouse with 18' clear height and 3‑phase power.
- Cleared and fenced 1‑acre lot with concrete (no gravel).
- Two extra‑wide roll‑up doors** for easy access.
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
$58,320
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
5.30%
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%
$1,166,400
$1.2M
Cap Rate 7%
$833,143
$833.1K
Cap Rate 9%
$648,000
$648.0K
Market Conditions
NOI Build-Up for 5,000 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
$108.0K $21.60/SF
− Vacancy
−$30.2K −$6.05/SF
EGI
$77.8K $15.55/SF
− OpEx
−$19.4K −$3.89/SF
NOI
$58.3K $11.66/SF
Area
Houston, TX
Vacancy
28.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$1,166,400
Cap Rate 7%
$833,143
Cap Rate 9%
$648,000
Alternative Uses
Best Use
Office B
$833.1K
$729.0K – $972.0K
NOI $58,320 @ 7.0% cap · market cap 5.30%
Second Best
Warehouse
$525.7K
$460.0K – $613.4K
NOI $36,802 @ 7.0% cap · market cap 3.35%
Theoretical Best
Office A
$1.29M
$1.13M – $1.50M
NOI $90,000 @ 7.0% cap · market cap 8.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
601
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77055, TX
42,766
Population
17,845
Households
2.4
Avg Household Size
35
Median Age
40%
College-Educated
78%
High-School Grad
8.4 sq mi
ZIP Area
5,091
Density / Sq Mi
$73,297
Median Household Income
$41,443
Median Earnings
$1,239
Median Rent
$577,800
Median Home Value
Market
Vacancy Rate% for Office in Houston, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - 5,000 SF warehouse with apartment and storage units.
Where is this warehouse located?
The property is located at 8504 Vogue Ln Houston, TX.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 5,000 SF warehouse with **18' clear height and 3‑phase power**.; Cleared and fenced 1‑acre lot with **concrete (no gravel)**.; Two extra‑wide roll‑up doors** for easy access.
