Conroe Office Building For
For Sale
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5452 Hwy 105 W, Conroe, TX 77304
19,466 SF office building with 5.98% CAP rate.
Property Size19,466 SF
Price / SF$223.47
Days on Market1362
Property Features for 5452 Hwy 105 W
General Information
Standard status
Active
Size
19,466 SF
Class
B
Property subtype
Office
Occupancy
100%
Lease Type
NNN
Net Operating Income
$260,317
Building Details
Year Built
2006
Tenancy
Multi
Listing Agency:
Foldetta Commercial
(281) 466-2880
Listed By:
Ross Foldetta · License #TX 0514192
Source:
Crexi
Added: Dec 8, 2022
Changed: Aug 16
Last Checked: Aug 25 at 4:31PM
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 Foldetta Commercial
Investment Insights
Based on property information with market context.
This commercial real estate offering features an office building with 19,466 square feet of space. The property is being offered for sale and has a capitalized rate of 5.98%.
Key Highlights
- 5.98% CAP Rate
- Office Property
- Substantial 19,466 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
$228,208
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
5.25%
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%
$4,564,160
$4.6M
Cap Rate 7%
$3,260,114
$3.3M
Cap Rate 9%
$2,535,644
$2.5M
Market Conditions
NOI Build-Up for 19,466 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
$390.1K $20.04/SF
− Vacancy
−$85.8K −$4.41/SF
EGI
$304.3K $15.63/SF
− OpEx
−$76.1K −$3.91/SF
NOI
$228.2K $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%
$4,564,160
Cap Rate 7%
$3,260,114
Cap Rate 9%
$2,535,644
Alternative Uses
Best Use
Office B
$3.26M
$2.85M – $3.80M
NOI $228,208 @ 7.0% cap · market cap 5.25%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$4.91M
$4.30M – $5.73M
NOI $343,997 @ 7.0% cap · market cap 7.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
72
Businesses Nearby
Explore this area
Business Placement
Demographics for 77304, TX
35,969
Population
18,462
Households
1.9
Avg Household Size
38
Median Age
42%
College-Educated
93%
High-School Grad
40.0 sq mi
ZIP Area
899
Density / Sq Mi
$78,574
Median Household Income
$43,314
Median Earnings
$1,397
Median Rent
$324,800
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - 19,466 SF office building with 5.98% CAP rate.
Where is this office building located?
The property is located at 5452 Hwy 105 W Conroe, TX.
What is the asking price?
The asking price for this property is $4,350,000.
What are key features of this property?
This property features: 5.98% CAP Rate; Office Property; Substantial 19,466 SF
