Advance Auto Parts NNN
For Sale
Contact for pricing
9845 Mason Road, Richmond, TX 77406
Single-tenant retail asset leased under a modified NNN structure with scheduled option-period rent increases.
Property Size6,912 SF
Lot Size0.90 Acres
Price / SF$312.28
Days on Market58
Property Features for 9845 Mason Road
General Information
Standard status
Active
Size
6,912 SF
Lot size
0.90 Acres
Property subtype
Retail
Occupancy
100%
Lease Type
NNN
Net Operating Income
$145,698
Building Details
Year Built
2017
Buildings
1
Tenancy
Single
Listing Agency:
SURMOUNT
Listed By:
Vincenzo Renda · License #10401391040
Source:
Crexi
Added: Jul 6
Changed: Aug 31
Last Checked: Aug 31 at 12:31AM
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 SURMOUNT
Investment Insights
Based on property information with market context.
This single-tenant retail property contains approximately 6,912 rentable square feet on an estimated 0.9-acre parcel. The building was completed in 2017 and is occupied by Advance Auto Parts under a 15-Year Modified NNN lease that began 8/30/2017.
The lease includes scheduled increases of 10% during option 1 and 8% during options 2 and 3. The property is located at 9845 Mason Road in Richmond, Texas, within the Houston MSA.
The lease includes scheduled increases of 10% during option 1 and 8% during options 2 and 3. The property is located at 9845 Mason Road in Richmond, Texas, within the Houston MSA.
Key Highlights
- Advance Auto Parts occupies the 6,912‑square‑foot retail building
- Estimated 0.9‑acre parcel
- 15‑Year Modified NNN lease commenced 8/30/2017
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
$93,625
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
4.34%
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%
$1,872,500
$1.9M
Cap Rate 7%
$1,337,500
$1.3M
Cap Rate 9%
$1,040,278
$1.0M
Market Conditions
NOI Build-Up for 6,912 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
$141.8K $20.52/SF
− Vacancy
−$8.1K −$1.17/SF
EGI
$133.7K $19.35/SF
− OpEx
−$40.1K −$5.81/SF
NOI
$93.6K $13.55/SF
Area
Fort Bend County, TX
Vacancy
5.70%
Lease Rate
$20.52 /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%
$1,872,500
Cap Rate 7%
$1,337,500
Cap Rate 9%
$1,040,278
Alternative Uses
Best Use
Retail
$1.34M
$1.17M – $1.56M
NOI $93,625 @ 7.0% cap · market cap 4.34%
Second Best
Industrial
$502.6K
$439.8K – $586.4K
NOI $35,181 @ 7.0% cap · market cap 1.63%
Theoretical Best
Multifamily LT 5
$86.11M
$75.34M – $100.46M
NOI $6,027,464 @ 7.0% cap · market cap 279.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
522
Businesses Nearby
254k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 37%
Groceries 29%
Dining 28%
Apparel 4%
Kroger
Groceries
55,899 visits/mo
0.3 miles
McDonald's
Dining
32,153 visits/mo
0.5 miles
Dollar Tree
Shops & Services
23,036 visits/mo
0.1 miles
Aldi
Groceries
17,831 visits/mo
0.4 miles
Kroger Fuel Center
Shops & Services
17,581 visits/mo
0.2 miles
Demographics for 77406, TX
58,703
Population
22,096
Households
2.7
Avg Household Size
37
Median Age
49%
College-Educated
95%
High-School Grad
57.6 sq mi
ZIP Area
1,019
Density / Sq Mi
$143,023
Median Household Income
$65,609
Median Earnings
$1,986
Median Rent
$383,400
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
NNN property - Single-tenant retail asset leased under a modified NNN structure with scheduled option-period rent increases.
Where is this nnn property located?
The property is located at 9845 Mason Road Richmond, TX.
What is the asking price?
The asking price for this property is $2,158,489.
What are key features of this property?
This property features: Advance Auto Parts occupies the 6,912‑square‑foot retail building; Estimated 0.9‑acre parcel; 15‑Year Modified NNN lease commenced 8/30/2017
