Mixed-Use Property on Rayford
For Sale
Contact for pricing
409 Rayford Rd, Spring, TX 77386
Mixed-use property available for sale on Rayford Road.
Property Size5,030 SF
Price / SF$238.57
Days on Market755
Property Features for 409 Rayford Rd
General Information
Standard status
Active
Size
5,030 SF
Class
C
Property subtype
Mixed Use, Multifamily, Office
Zoning
6
Occupancy
100%
Building Details
Year Built
1999
Buildings
2
Units
1
Tenancy
Multi
Listing Agency:
Riverstone Companies LLC
Listed By:
Jim Jones · License #545598
(979) 431-4400
Source:
Crexi
Added: Aug 21, 2024
Changed: Sep 9
Last Checked: Sep 13 at 7:16AM
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 Riverstone Companies LLC
Investment Insights
Based on property information with market context.
This mixed-use property is located on Rayford Road. The property offers a total size of 5030 square feet and is available for sale.
Key Highlights
- Mixed‑Use Property
- Located on Rayford Road
- Built in 1999
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
$58,969
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
4.91%
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%
$1,179,380
$1.2M
Cap Rate 7%
$842,414
$842.4K
Cap Rate 9%
$655,211
$655.2K
Market Conditions
NOI Build-Up for 5,030 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
$100.8K $20.04/SF
− Vacancy
−$22.2K −$4.41/SF
EGI
$78.6K $15.63/SF
− OpEx
−$19.7K −$3.91/SF
NOI
$59.0K $11.72/SF
Area
Montgomery County, TX
Vacancy
22.00%
Lease Rate
$20.04 /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%
$1,179,380
Cap Rate 7%
$842,414
Cap Rate 9%
$655,211
Alternative Uses
Best Use
Office B
$842.4K
$737.1K – $982.8K
NOI $58,969 @ 7.0% cap · market cap 4.91%
Second Best
Apartment 5plus
$755.0K
$660.6K – $880.9K
NOI $52,851 @ 7.0% cap · market cap 4.40%
Theoretical Best
Specialty Retail
$1.27M
$1.11M – $1.48M
NOI $88,889 @ 7.0% cap · market cap 7.41%
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
2,268
Businesses Nearby
Explore this area
Business Placement
Demographics for 77386, TX
66,058
Population
22,778
Households
2.9
Avg Household Size
34
Median Age
49%
College-Educated
95%
High-School Grad
40.8 sq mi
ZIP Area
1,619
Density / Sq Mi
$130,094
Median Household Income
$66,481
Median Earnings
$1,878
Median Rent
$346,300
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property available for sale on Rayford Road.
Where is this mixed-use property located?
The property is located at 409 Rayford Rd Spring, TX.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Mixed‑Use Property; Located on Rayford Road; Built in 1999
