Building Details

Year built 2022

Flooring type Concrete, Tile

Roof type Metal

Listing Agency: Real Broker, LLC t***@therealbrokerage.com Show Phone

Listed By: Charles Shears Show Phone

Added: Mar 18 Changed: Aug 23 Last Checked: Aug 24 at 5:06AM

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MLS# 26004271

Copyright © 2026 Bryan-College Station Regional MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

Investment Insights

Based on property information with market context.

This fitness-oriented commercial property includes a 10,150-square-foot metal building completed in 2022 on a 1.902-acre site. The interior provides approximately 9,000 square feet of first-floor retail and fitness space, supplemented by 400 square feet of office area and 750 square feet of second-floor flex or retail space. Tile and concrete flooring, a sloped metal roof, and public water and sewer serve the improvements. The property is described as being in good overall condition and includes the on-site equipment associated with the existing operation.

The sale includes the real estate, the operating Fantasy Fitness business, and the equipment located at the property. Ample parking and limited landscaping support straightforward site maintenance. Located at 9489 Slovacek Road in Snook, Texas, the property offers a combined fitness, retail, office, and flex configuration within a recently constructed commercial facility.

Key Highlights

• 10,150 SF metal facility built in 2022
• 1.902‑acre site at 9489 Slovacek Road, Snook, TX 77879
• Approximately 9,000 SF of first‑floor retail and fitness space

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

$92,035

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

4.66%

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%

$1,840,700 $1.8M

Cap Rate 7%

$1,314,786 $1.3M

Cap Rate 9%

$1,022,611 $1.0M

Market Conditions

NOI Build-Up for 10,150 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

$152.3K $15.00/SF

− Vacancy

−$10.7K −$1.05/SF

EGI

$141.6K $13.95/SF

− OpEx

−$49.6K −$4.88/SF

NOI

$92.0K $9.07/SF

Area

Burleson County, TX

Vacancy

7.00%

Lease Rate

$15.00 /SF/Yr

Expense Ratio

35.00%

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%

$1,840,700

Cap Rate 7%

$1,314,786

Cap Rate 9%

$1,022,611

Alternative Uses

Best Use

Flex RnD

$1.31M

$1.15M – $1.53M (±1% cap)

NOI $92,035 @ 7.0% cap · market cap 4.66%

Second Best

Industrial

$978.4K

$856.1K – $1.14M (±1% cap)

NOI $68,485 @ 7.0% cap · market cap 3.47%

Theoretical Best

Office A

$2.50M

$2.19M – $2.92M (±1% cap)

NOI $174,954 @ 7.0% cap · market cap 8.86%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Fitness centers & gyms

Lease Details

Turnkey business

Opportunity

Yes

Utilities to site

Location Intelligence

Trade Area within ½ mile

41

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 77879, TX

4,994

Population

3,013

Households

1.7

Avg Household Size

49

Median Age

25%

College-Educated

84%

High-School Grad

192.4 sq mi

ZIP Area

26

Density / Sq Mi

$70,808

Median Household Income

$45,523

Median Earnings

$1,039

Median Rent

$142,200

Median Home Value

Market

Vacancy Rate% for Industrial in South region

6% 2019

6.5% 2020

4% 2021

3.5% 2022

6% 2023

7.6% 2024

7.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this fitness centers & gyms located? What is the asking price? Find similar properties ... What are key features of this property?

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Similar Off Market Nearby

• Fantasy Fitness — 9489 Slovacek Rd, Somerville, TX 77879

Frequently Asked Questions

What type of property is this?

Fitness center & gym - Modern facility includes retail, office, and fitness areas with public water and sewer.

Where is this fitness center & gym located?

The property is located at 9489 Slovacek Road Snook, TX.

What is the asking price?

The asking price for this property is $1,975,000.

What are key features of this property?

This property features: 10,150 SF metal facility built in 2022; 1.902‑acre site at 9489 Slovacek Road, Snook, TX 77879; Approximately 9,000 SF of first‑floor retail and fitness space