Fully Leased Little York
For Sale
Contact for pricing
920 E Little York Rd, Houston, TX 77076
Retail center built in 2018 on 1.2 acres.
Property Size19,525 SF
Lot Size1.20 Acres
Price / SF$435.34
Days on Market184
Property Features for 920 E Little York Rd
General Information
Standard status
Active
Size
19,525 SF
Lot size
1.20 Acres
Property subtype
Retail
Occupancy
100%
Lease Type
NNN
Building Details
Year Built
2018
Buildings
1
Stories
1
Units
10
Tenancy
Multi
Listing Agency:
Partners Real Estate Houston
Listed By:
Marc Peeler · License #TX 627894
Source:
Crexi
Added: Feb 10
Changed: Aug 8
Last Checked: Aug 11 at 5:37AM
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.
Constructed in 2018, Little York Plaza is a 19,525-square-foot shopping center situated on a 1.2-acre corner lot at a signalized intersection, offering convenient access with dedicated turn lanes and ample parking. The property is fully leased to a diverse mix of tenants, including a medical user, service-oriented businesses, and restaurants. Many tenants have established histories in the community with multiple locations throughout the region, reinforcing the tenant roster with recognizable names likely to stay on long-term leases. Little York Plaza is one of the comparable centers in the area. Since 2018, only three other retail storefront buildings have been built within a two-mile radius, two of which are adjacent to Little York Plaza, giving it one of the best curb appeals in this generative locale. The Near North retail submarket has a strong blue-collar backbone, which, combined with spillover from rapidly gentrifying areas like the Heights, has made it a robust and steady retail sector of the metro. Projections indicated that the average population growth rate seen from 2010 to 2022 will double through 2027 within a three-mile radius. Little Vacancy rates stand consistently below the Houston market average, and a slow construction pipeline has kept supply in check as the average property is roughly 40 years old.
Key Highlights
- Fully leased to a diverse mix of tenants, including medical, service, and restaurant businesses.
- Built in 2018, making it one of the newest retail centers in the area.
- Located on a 1.2‑acre corner lot at a signalized intersection with dedicated turn lanes and ample parking.
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
$264,752
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
3.11%
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%
$5,295,040
$5.3M
Cap Rate 7%
$3,782,171
$3.8M
Cap Rate 9%
$2,941,689
$2.9M
Market Conditions
NOI Build-Up for 19,525 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
$400.7K $20.52/SF
− Vacancy
−$22.4K −$1.15/SF
EGI
$378.2K $19.37/SF
− OpEx
−$113.5K −$5.81/SF
NOI
$264.8K $13.56/SF
Area
Houston, 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%
$5,295,040
Cap Rate 7%
$3,782,171
Cap Rate 9%
$2,941,689
Alternative Uses
Best Use
Retail
$3.78M
$3.31M – $4.41M
NOI $264,752 @ 7.0% cap · market cap 3.11%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.02M
$4.39M – $5.86M
NOI $351,450 @ 7.0% cap · market cap 4.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
564
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77076, TX
32,349
Population
10,650
Households
3
Avg Household Size
31
Median Age
6%
College-Educated
55%
High-School Grad
4.7 sq mi
ZIP Area
6,883
Density / Sq Mi
$39,895
Median Household Income
$26,809
Median Earnings
$1,151
Median Rent
$147,700
Median Home Value
Market
Vacancy Rate% for Retail in Houston, TX
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- N Shepherd Plaza — N Shepherd Dr, Houston, TX 77091
- Coinstar Kiosk - Bitcoin ATM — 612 N Victory Dr H.E.B, Houston, TX 77088
Frequently Asked Questions
What type of property is this?
Shopping center - Retail center built in 2018 on 1.2 acres.
Where is this shopping center located?
The property is located at 920 E Little York Rd Houston, TX.
What is the asking price?
The asking price for this property is $8,500,000.
What are key features of this property?
This property features: Fully leased to a diverse mix of tenants, including medical, service, and restaurant businesses.; Built in 2018, making it one of the newest retail centers in the area.; Located on a 1.2‑acre corner lot at a signalized intersection with dedicated turn lanes and ample parking.
