New Flex Condo
For Sale
Contact for pricing
9200 Carraway Ln, Magnolia, TX 77354
Flex condo development in deed-restricted business park, Magnolia, TX.
Property Size9,600 SF
Lot Size14.13 Acres
Price / SF$165
Days on Market942
Property Features for 9200 Carraway Ln
General Information
Standard status
Active
Size
9,600 SF
Class
B
Lot size
14.13 Acres
Property subtype
Industrial
Building Details
Year Built
2025
Stories
1
Listing Agency:
Newcor Commercial Real Estate
Listed By:
David Alexander · License #TX 606724
(281) 210-0095
Source:
Crexi
Added: Feb 15, 2024
Changed: Aug 31
Last Checked: Sep 14 at 6:22AM
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 new flex condo development is located in a deed-restricted business park, approximately 2 miles south of Woodlands Parkway. The property, situated on approximately 14.13 acres, features 760 feet of frontage on Carraway Lane. Build-to-suit or design-build options are available, with units ranging in size from 2,400 to 9,600 square feet. The property has no floodplain, offers easy access to FM 2978, and has utilities in place. These condos are suitable for single or multi-tenant use. The estimated delivery date is Q3 2025. Pricing starts at $220 per square foot for a shell and $250 per square foot with a 400 square foot office.
Key Highlights
- New flex condo development in deed‑restricted business park.
- Build‑to‑suit or design‑build options available.
- Units range from 2,400 to 9,600 SF.
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
$48,862
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
3.08%
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%
$977,240
$977.2K
Cap Rate 7%
$698,029
$698.0K
Cap Rate 9%
$542,911
$542.9K
Market Conditions
NOI Build-Up for 9,600 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
$74.5K $7.76/SF
− Vacancy
−$4.7K −$0.49/SF
EGI
$69.8K $7.27/SF
− OpEx
−$20.9K −$2.18/SF
NOI
$48.9K $5.09/SF
Area
Montgomery County, TX
Vacancy
6.30%
Lease Rate
$7.76 /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%
$977,240
Cap Rate 7%
$698,029
Cap Rate 9%
$542,911
Alternative Uses
Best Use
Industrial
$698.0K
$610.8K – $814.4K
NOI $48,862 @ 7.0% cap · market cap 3.08%
Second Best
Flex RnD
$670.1K
$586.4K – $781.8K
NOI $46,909 @ 7.0% cap · market cap 2.96%
Theoretical Best
Specialty Retail
$2.42M
$2.12M – $2.83M
NOI $169,648 @ 7.0% cap · market cap 10.71%
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
113
Businesses Nearby
Well-served
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Flex space - Flex condo development in deed-restricted business park, Magnolia, TX.
Where is this flex space located?
The property is located at 9200 Carraway Ln Magnolia, TX.
What is the asking price?
The asking price for this property is $1,584,000.
What are key features of this property?
This property features: New flex condo development in deed‑restricted business park.; Build‑to‑suit or design‑build options available.; Units range from 2,400 to 9,600 SF.
