Prime Office/Warehouse Shell
For Sale
Contact for pricing
12406 Spring Cypress Rd, Tomball, TX 77377
Customizable 6,000 SF office/warehouse space in thriving business park.
Property Size6,000 SF
Lot Size9.03 Acres
Price / SF$285
Days on Market890
Property Features for 12406 Spring Cypress Rd
General Information
Standard status
Active
Size
6,000 SF
Class
B
Lot size
9.03 Acres
Property subtype
Mixed Use, Office, Retail
Building Details
Year Built
2024
Stories
1
Listing Agency:
PAT NAVARETTE
Listed By:
Mike Navarette - CCIM · License #TX #697577
Source:
Crexi
Added: Apr 12, 2024
Changed: Sep 4
Last Checked: Sep 18 at 7:04AM
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 PAT NAVARETTE
Investment Insights
Based on property information with market context.
Lakewood Office Condominiums is a business park on 9.0294 acres, featuring 14 buildings totaling 119,750 sq. ft. of office and warehouse spaces. Building 12406, the first building in the park, offers visibility and accessibility from Spring Cypress Road. This building is a 6,000 SF shell unit, allowing for customization. Building 12406 is the only building in the Lakewood business park that is allowed to be a rental center or office. As a retail building, potential customers include the entire Lakewood park and the surrounding master-planned community. Construction will begin in April of 2024 and will take about 10-12 months to complete.
Key Highlights
- Prime location in Lakewood Office Condominiums with unparalleled visibility and accessibility from Spring Cypress Road.
- Unique 6,000 SF shell unit offered for customization to specific business needs.
- Only building in Lakewood business park allowed to be a rental center or office, providing added flexibility.
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
$78,589
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
4.60%
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%
$1,571,780
$1.6M
Cap Rate 7%
$1,122,700
$1.1M
Cap Rate 9%
$873,211
$873.2K
Market Conditions
NOI Build-Up for 6,000 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
$138.2K $23.04/SF
− Vacancy
−$33.5K −$5.58/SF
EGI
$104.8K $17.46/SF
− OpEx
−$26.2K −$4.37/SF
NOI
$78.6K $13.10/SF
Area
Harris County, TX
Vacancy
24.20%
Lease Rate
$23.04 /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%
$1,571,780
Cap Rate 7%
$1,122,700
Cap Rate 9%
$873,211
Alternative Uses
Best Use
Office B
$1.12M
$982.4K – $1.31M
NOI $78,589 @ 7.0% cap · market cap 4.60%
Second Best
Mixed Use
$1.09M
$956.3K – $1.28M
NOI $76,500 @ 7.0% cap · market cap 4.47%
Theoretical Best
Office A
$1.64M
$1.43M – $1.91M
NOI $114,682 @ 7.0% cap · market cap 6.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
323
Businesses Nearby
Explore this area
Business Placement
Demographics for 77377, TX
39,711
Population
13,625
Households
2.9
Avg Household Size
37
Median Age
46%
College-Educated
93%
High-School Grad
35.2 sq mi
ZIP Area
1,128
Density / Sq Mi
$123,015
Median Household Income
$66,548
Median Earnings
$1,676
Median Rent
$352,000
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Customizable 6,000 SF office/warehouse space in thriving business park.
Where is this mixed-use property located?
The property is located at 12406 Spring Cypress Rd Tomball, TX.
What is the asking price?
The asking price for this property is $1,710,000.
What are key features of this property?
This property features: Prime location in Lakewood Office Condominiums with unparalleled visibility and accessibility from Spring Cypress Road.; Unique 6,000 SF shell unit offered for customization to specific business needs.; Only building in Lakewood business park allowed to be a rental center or office, providing added flexibility.
