New Flex Space Business
For Sale
Contact for pricing
8818 West Ln, Magnolia, TX 77354
Newly developed business park offers configurable warehouse, office, and showroom space.
Property Size7,200 SF
Price / SF$190
Days on Market146
Property Features for 8818 West Ln
General Information
Standard status
Active
Size
7,200 SF
Class
B
Property subtype
Industrial
Lease Type
NNN
Investment Type
Net Lease
Additional Details
Highway Access
Yes
Amenities
central pond
Building Details
Year Built
2026
Buildings
1
Stories
1
Listing Agency:
Tamborrel Real Estate Group
Listed By:
Luis Tamborrel · License #TX 467749
Source:
Crexi
Added: Apr 7
Changed: Aug 29
Last Checked: Aug 29 at 4:11PM
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 Tamborrel Real Estate Group
Investment Insights
Based on property information with market context.
West Lane Business Park is a newly developed flex space project comprising eight free-standing buildings arranged around a central pond. The property supports warehouse, office, and showroom configurations, with building options of 7,200 SF, 4,800 SF, or 2,400 SF suites. Custom office build-outs are also available, allowing users to tailor space to their operating requirements.
The 2026 development is located at 8818 West Ln in Magnolia, Texas, with access to Woodlands Parkway, Grand Parkway (SH 99), FM 1488, and FM 2978. Its connectivity extends to The Woodlands, Magnolia, Tomball, and the Greater Houston area. Shopping, dining, and residential communities are identified in the surrounding area.
The 2026 development is located at 8818 West Ln in Magnolia, Texas, with access to Woodlands Parkway, Grand Parkway (SH 99), FM 1488, and FM 2978. Its connectivity extends to The Woodlands, Magnolia, Tomball, and the Greater Houston area. Shopping, dining, and residential communities are identified in the surrounding area.
Key Highlights
- Eight free‑standing buildings planned around a central pond
- Configurable options include a full 7,200 SF building, 4,800 SF, or 2,400 SF suites
- Flex space supports warehouse, office, and showroom users
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
$97,629
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
7.14%
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%
$1,952,580
$2.0M
Cap Rate 7%
$1,394,700
$1.4M
Cap Rate 9%
$1,084,767
$1.1M
Market Conditions
NOI Build-Up for 7,200 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
$147.7K $20.52/SF
− Vacancy
−$8.3K −$1.15/SF
EGI
$139.5K $19.37/SF
− OpEx
−$41.8K −$5.81/SF
NOI
$97.6K $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%
$1,952,580
Cap Rate 7%
$1,394,700
Cap Rate 9%
$1,084,767
Alternative Uses
Best Use
Retail
$1.39M
$1.22M – $1.63M
NOI $97,629 @ 7.0% cap · market cap 7.14%
Second Best
Office B
$1.21M
$1.06M – $1.41M
NOI $84,408 @ 7.0% cap · market cap 6.17%
Theoretical Best
Specialty Retail
$1.82M
$1.59M – $2.12M
NOI $127,236 @ 7.0% cap · market cap 9.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
302
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 77354, TX
40,625
Population
15,747
Households
2.6
Avg Household Size
38
Median Age
42%
College-Educated
93%
High-School Grad
74.2 sq mi
ZIP Area
548
Density / Sq Mi
$112,093
Median Household Income
$58,832
Median Earnings
$1,850
Median Rent
$379,700
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Wonderful bites — 10851 W Montfair Blvd, The Woodlands, TX 77382
Frequently Asked Questions
What type of property is this?
Flex space - Newly developed business park offers configurable warehouse, office, and showroom space.
Where is this flex space located?
The property is located at 8818 West Ln Magnolia, TX.
What is the asking price?
The asking price for this property is $1,368,000.
What are key features of this property?
This property features: Eight free‑standing buildings planned around a central pond; Configurable options include a full 7,200 SF building, 4,800 SF, or 2,400 SF suites; Flex space supports warehouse, office, and showroom users
