Prime Freeway Frontage Investment
For Sale
Contact for pricing
14504 North Fwy, Houston, TX 77090
Freeway frontage property in a rapidly growing area.
Property Size9,456 SF
Lot Size2.70 Acres
Price / SF$263.85
Days on Market1115
Property Features for 14504 North Fwy
General Information
Standard status
Active
Size
9,456 SF
Class
B
Lot size
2.70 Acres
Property subtype
Office
Lease Type
Modified Gross
Building Details
Buildings
3
Listing Agency:
eXp Realty
Listed By:
Bill Smith · License #TX 291078
(281) 723-3336
Source:
Crexi
Added: Aug 18, 2023
Changed: Aug 26
Last Checked: Sep 4 at 9:35PM
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 eXp Realty
Investment Insights
Based on property information with market context.
This property is located in the heart of one of the fastest growing areas in the Greater Houston Metropolitan Area. It features prime freeway frontage with approximately 220 feet on I-45 North, situated in the auto industry north corridor, surrounded by Tesla, Texas Direct Auto, DeMontrond Auto Group, Lamborghini, Rolls Royce and Porsche. The property includes three buildings: The north building is 4,610 square feet and is leased. The middle building is 2,660 square feet and is leased. The south building is 2,186 square feet and is available to lease at $3,500 per month. The property has self-containing drainage, secured fencing, two curb cuts (36 feet and 18 feet), and a lighted 30-foot marquee sign. With 280,000 cars passing by, the lighted signage offers excellent visibility. The 2.7-acre property is suitable for corporate offices, investment property, or repurposing for other uses.
Key Highlights
- PRIME Freeway Frontage on I‑45 North with approximately 220' of frontage and high visibility.
- Located in a rapidly growing area within the Greater Houston Metropolitan Area.
- Situated in the heart of the auto industry north corridor, surrounded by major dealerships.
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
$110,295
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
4.42%
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%
$2,205,900
$2.2M
Cap Rate 7%
$1,575,643
$1.6M
Cap Rate 9%
$1,225,500
$1.2M
Market Conditions
NOI Build-Up for 9,456 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
$204.2K $21.60/SF
− Vacancy
−$57.2K −$6.05/SF
EGI
$147.1K $15.55/SF
− OpEx
−$36.8K −$3.89/SF
NOI
$110.3K $11.66/SF
Area
Houston, TX
Vacancy
28.00%
Lease Rate
$21.60 /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%
$2,205,900
Cap Rate 7%
$1,575,643
Cap Rate 9%
$1,225,500
Alternative Uses
Best Use
Office B
$1.58M
$1.38M – $1.84M
NOI $110,295 @ 7.0% cap · market cap 4.42%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.43M
$2.13M – $2.84M
NOI $170,208 @ 7.0% cap · market cap 6.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
521
Businesses Nearby
Explore this area
Business Placement
Demographics for 77090, TX
42,285
Population
19,076
Households
2.2
Avg Household Size
30
Median Age
25%
College-Educated
88%
High-School Grad
8.6 sq mi
ZIP Area
4,917
Density / Sq Mi
$48,196
Median Household Income
$35,936
Median Earnings
$1,228
Median Rent
$235,500
Median Home Value
Market
Vacancy Rate% for Office in Houston, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Freeway frontage property in a rapidly growing area.
Where is this office building located?
The property is located at 14504 North Fwy Houston, TX.
What is the asking price?
The asking price for this property is $2,495,000.
What are key features of this property?
This property features: PRIME Freeway Frontage on I‑45 North with approximately 220' of frontage and high visibility.; Located in a rapidly growing area within the Greater Houston Metropolitan Area.; Situated in the heart of the auto industry north corridor, surrounded by major dealerships.
