Flexible Office/Warehouse Space
For Sale
Contact for pricing
Pending
22985 FM 1314, Porter, TX 77365
Office and warehouse spaces for sale or lease.
Property Size11,670 SF
Days on Market1304
Property Features for 22985 FM 1314
General Information
Standard status
Pending
Size
11,670 SF
Property subtype
Industrial
Listing Agency:
Black Label Commercial Group
(936) 441-2610
Listed By:
Beau Harris · License #TX 577566
Source:
Crexi
Added: Jan 26, 2023
Changed: Aug 14
Last Checked: Aug 21 at 2:29PM
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 Black Label Commercial Group
Investment Insights
Based on property information with market context.
Porter Business Park provides adaptable office and warehouse spaces situated in a rapidly developing area. Located off FM 1314, the park benefits from convenient access to the Grand Parkway and Highway 69. Phase 1 offers options to purchase or lease spaces ranging from 1,945 square feet to 11,670 square feet across five buildings. Each building includes a 20-foot eave height, three-phase power, and 12-foot by 14-foot grade-level doors. The location is 1.8 miles south of the Grand Parkway and 2 miles west of Highway 69.
Key Highlights
- Flexible office/warehouse spaces suitable for purchase or lease.
- Strategic location with quick access to Grand Parkway and HWY 69.
- Spaces range from 1,945 sqft to 11,670 sqft.
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
$59,398
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
4.48%
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%
$1,187,960
$1.2M
Cap Rate 7%
$848,543
$848.5K
Cap Rate 9%
$659,978
$660.0K
Market Conditions
NOI Build-Up for 11,670 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
$90.6K $7.76/SF
− Vacancy
−$5.7K −$0.49/SF
EGI
$84.9K $7.27/SF
− OpEx
−$25.5K −$2.18/SF
NOI
$59.4K $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%
$1,187,960
Cap Rate 7%
$848,543
Cap Rate 9%
$659,978
Alternative Uses
Best Use
Industrial
$848.5K
$742.5K – $990.0K
NOI $59,398 @ 7.0% cap · market cap 4.48%
Second Best
Flex RnD
$814.6K
$712.8K – $950.4K
NOI $57,023 @ 7.0% cap · market cap 4.30%
Theoretical Best
Specialty Retail
$2.95M
$2.58M – $3.44M
NOI $206,229 @ 7.0% cap · market cap 15.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
212
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 77365, TX
42,086
Population
15,442
Households
2.7
Avg Household Size
34
Median Age
24%
College-Educated
82%
High-School Grad
41.4 sq mi
ZIP Area
1,017
Density / Sq Mi
$96,093
Median Household Income
$50,248
Median Earnings
$1,381
Median Rent
$261,200
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Office and warehouse spaces for sale or lease.
Where is this flex space located?
The property is located at 22985 FM 1314 Porter, TX.
What is the asking price?
The asking price for this property is $1,326,600.
What are key features of this property?
This property features: Flexible office/warehouse spaces suitable for purchase or lease.; Strategic location with quick access to Grand Parkway and HWY 69.; Spaces range from 1,945 sqft to 11,670 sqft.
