Office Building with Koi
For Sale
Contact for pricing
200 Valleywood Rd, The Woodlands, TX 77380
Office building featuring a tranquil courtyard with a koi pond.
Property Size20,278 SF
Price / SF$221.92
Days on Market831
Property Features for 200 Valleywood Rd
General Information
Standard status
Active
Size
20,278 SF
Class
B
Property subtype
Office
Net Operating Income
$316,922
Building Details
Year Built
2000
Buildings
1
Stories
1
Units
8
Listing Agency:
Newcor Commercial Real Estate
Listed By:
Ryan Dierker · License #TX 626639
(281) 210-2484
Source:
Crexi
Added: May 31, 2024
Changed: Aug 28
Last Checked: Sep 8 at 7:15AM
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 Newcor Commercial Real Estate
Investment Insights
Based on property information with market context.
This property features a relaxing interior courtyard complete with a koi pond, ensuring a tranquil environment. It is secured with keypad-controlled access and gated entry. The facility offers a large parking ratio, including covered reserved spaces. Excellently located, it is just one block west of I-45, a mile from the Hardy Toll Road, and a mile from City Place, facilitating easy access. Additionally, it’s only a 20-minute drive to IAH airport, making it convenient for frequent travelers. The property size is 20278 square feet.
Key Highlights
- Excellent location: Just one block west of I‑45, and one mile from Hardy Toll Road and City Place.
- Secure access with keypad‑controlled access and gated entry.
- Relaxing interior courtyard with koi pond.
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
$331,442
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
7.37%
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%
$6,628,840
$6.6M
Cap Rate 7%
$4,734,886
$4.7M
Cap Rate 9%
$3,682,689
$3.7M
Market Conditions
NOI Build-Up for 20,278 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
$618.1K $30.48/SF
− Vacancy
−$176.2K −$8.69/SF
EGI
$441.9K $21.79/SF
− OpEx
−$110.5K −$5.45/SF
NOI
$331.4K $16.34/SF
Area
The Woodlands, TX
Vacancy
28.50%
Lease Rate
$30.48 /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%
$6,628,840
Cap Rate 7%
$4,734,886
Cap Rate 9%
$3,682,689
Alternative Uses
Best Use
Office B
$4.73M
$4.14M – $5.52M
NOI $331,442 @ 7.0% cap · market cap 7.37%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$6.26M
$5.48M – $7.30M
NOI $438,005 @ 7.0% cap · market cap 9.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
843
Businesses Nearby
Explore this area
Business Placement
Demographics for 77380, TX
27,651
Population
16,232
Households
1.7
Avg Household Size
37
Median Age
52%
College-Educated
97%
High-School Grad
12.4 sq mi
ZIP Area
2,230
Density / Sq Mi
$84,468
Median Household Income
$51,286
Median Earnings
$1,607
Median Rent
$343,900
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?
Office building - Office building featuring a tranquil courtyard with a koi pond.
Where is this office building located?
The property is located at 200 Valleywood Rd The Woodlands, TX.
What is the asking price?
The asking price for this property is $4,500,000.
What are key features of this property?
This property features: Excellent location: Just one block west of I‑45, and one mile from Hardy Toll Road and City Place.; Secure access with keypad‑controlled access and gated entry.; Relaxing interior courtyard with koi pond.
