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    Mixed-Use Waterfront Development Pads Title is generated by Realmo AI

    9945 Barker Cypress Road, Cypress, TX 77433

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    Prime waterfront mixed-use pads in a high-visibility destination with abundant parking and diverse dining and retail.

    Type:Office & Retail
    Lot size:
    0.94 Acres
    Added:
    Jun 2, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 3 at 2:24 am

    Property Features for 9945 Barker Cypress Road

    General Information

    Standard status
    Active
    Lot size
    0.94 Acres
    Property subtype
    Office & Retail

    Building Details

    Year Built
    2019

    Properties For Sale

    at 9945 Barker Cypress Road Contact us

    We can help!

    Listing Contact
    Mary Caldwell, CCIM, SIOR

    Listing agent Mary Caldwell, CCIM, SIOR License #TX #467084

    Listing office

    Listing date Jun 2, 2026

    Source Caldwellcos

    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 Mary Caldwell, CCIM, SIOR

    HighLights

    • Two pad sites available, each 0.94 acres, for ground lease or build‑to‑suit
    • Waterfront mixed‑use development overlooking Houston's largest private lake, The Boardwalk
    • On‑site retail and restaurants, including Torchy's Tacos, World of Beer, and MOD Pizza
    • Convenient access from Barker Cypress and Tuckerton Roads
    • Ample parking available on‑site
    • Year built: 2019

    Overview

    Boardwalk Towne Lake is a waterfront, mixed-use destination featuring a dynamic mix of office, shopping, dining, and fitness space. The offering includes two pad sites, each sized for flexible ground leasing or build-to-suit development, providing an opportunity to design a tailored commercial use within an established center.
    The property is located on Barker Cypress Road in Cypress, with easy access from Barker Cypress and Tuckerton Roads. The center offers ample parking and supports on-site convenience with retailers and restaurants on site, including popular concepts such as Torchy’s Tacos, World of Beer, and MOD Pizza.
    These pad sites are well suited for retailers, restaurants, and other commercial operators seeking presence in a destination environment that supports walkable daytime and evening activity. With the broader mix of tenants already established and a waterfront setting as part of the overall experience, the pads offer a practical platform for new or expanded ground-up development—either through a ground lease or a customized build-to-suit arrangement.
    Location Intelligence

    Current Use by Public Records

    Coco Crepes & Coffee Restaurant Kirstey Does Hair Hair Salon Microblading by Cynthia Hair Salon Shear Beauty By ... Hair Salon Your Best Body ... (Bike/Boat/Book/etc) Store

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Cypress
    County
    Harris
    State
    Texas
    Longitude
    -95.686397
    Latitude
    29.922888

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    FAQs

    What type of property is this?
    Mixed-use property - Prime waterfront mixed-use pads in a high-visibility destination with abundant parking and diverse dining and retail.
    Where is this mixed-use property located?
    The property is located at 9945 Barker Cypress Road Cypress, TX.
    What are key features of this property?
    This property features: Two pad sites available, each 0.94 acres, for ground lease or build‑to‑suit; Waterfront mixed‑use development overlooking Houston's largest private lake, The Boardwalk; On‑site retail and restaurants, including Torchy's Tacos, World of Beer, and MOD Pizza
    (281) 664-6636
    We can help!
    Listing Contact
    Mary Caldwell, CCIM, SIOR
    Real Estate License ID: TX #467084
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    9945 Barker Cypress Road, Cypress, TX 77433
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