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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    8931 Fry Rd Cypress, TX 77433-6884

    • Strip malls
    • 14,000 SF
    • 1.89 lot acres
    OFF-MARKET
    Value Estimations
    $510,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US83-0251590
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Creamistry / Grocery & Convenience Store / Specialty Food Shop
    • Cypress Family Clinic / Medical Clinic
    • Today's Vision Cypress Fry Rd / Physician
    • Center for Advanced Cardiology – Cypress II / Physician
    • AT&T Store / Mobile Phone Store / Electronics & Wireless Store

    Property Details for 8931 Fry Rd

    Year built
    2016
    Construction
    STEEL FRAME
    Lot size
    1.89 lot acres
    Property size
    14,000 SF
    Property type
    Strip malls
    Property subtype
    Neighborhood centers
    APN
    1382190010003
    APU
    1382190010003

    Description

    This exceptional investment opportunity presents a newly constructed 3,694 square foot McDonald's restaurant situated at 8931 Fry Road in Cypress, Texas, within the Houston MSA. The property boasts a 20-year absolute net ground lease, commencing December 30, 2024, and expiring December 31, 2044, with four 5-year renewal options. The lease includes 10% rent bumps every five years, ensuring consistent income growth. The property sits on a 1.84-acre lot and benefits from a 3.75% cap rate and a strong net operating income (NOI) of $130,000. The building, constructed in 2024, enjoys 100% occupancy. This prime location is directly across from a new Walmart, projected to open in 2025, further enhancing its visibility and attracting significant foot traffic. The area is densely populated and affluent, with an average household income exceeding $155,000 within a 3-mile radius and over 40,000 vehicles passing daily. The 1-mile radius population growth from 2020-2024 was 2.4%, significantly higher than the state average. The asking price is $3,466,667, translating to a price per square foot of $938.46. This is a secure, low-maintenance investment with a highly reputable tenant, McDonald's, a Fortune 500 company. The estimated outside rent commencement date is January 29, 2025, with the store opening estimated for December 2024.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $545,000

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $475,000
      Market price range: $251k - $581k

    • Alternative Use

      Use
      Estimation
      NEIGHBORHOOD: SHOPPING CENTER
      $450,000
      Current use
      AUTO REPAIR, GARAGE
      $790,000
      Change: +76% Conversion: Difficult
      MEDICAL BUILDING
      $685,000
      Change: +52% Conversion: Difficult
      WAREHOUSE, STORAGE
      $615,000
      Change: +37% Conversion: Difficult

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Cypress
    County
    Harris
    State
    Texas
    Longitude
    -95.7274
    Latitude
    29.9124
    CBSA code
    26420
    CBSA name
    HOUSTON-SUGAR LAND-BAYTOWN, TX METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2022
    $23,179
    $987,528
    $2,393,855
    $3,381,383
    -
    $987,528
    $2,393,855
    $3,381,383

    Comparable in this City

    • Value Estimation
      $725,000
      32,474 SF

      9915 Barker Cypress Rd

      SHOPPING CENTER, STRIP CENTER • 32,474 SF
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      View Details
    • Value Estimation
      $835,000
      33,177 SF

      10920 Fry Rd

      SHOPPING CENTER, STRIP CENTER • 33,177 SF
      10920 Fry Rd, Cypress, TX 77433-4144
      View Details
    • Value Estimation
      $595,000
      22,984 SF

      8350 Fry Rd

      SHOPPING CENTER, STRIP CENTER • 22,984 SF
      8350 Fry Rd, Cypress, TX 77433-7116
      View Details
    • Value Estimation
      $725,000
      17,017 SF

      27104 Hwy 290

      SHOPPING CENTER, STRIP CENTER • 17,017 SF
      27104 Hwy 290, Cypress, TX 77433-4935
      View Details
    • Value Estimation by Request
      11,190 SF

      11901 Barker Cypress Rd

      SHOPPING CENTER, STRIP CENTER • 11,190 SF
      11901 Barker Cypress Rd, Cypress, TX 77433-7087
      View Details
    • Value Estimation
      $610,000
      21,760 SF

      20220 Fm 529th Rd

      SHOPPING CENTER, STRIP CENTER • 21,760 SF
      20220 Fm 529th Rd, Cypress, TX 77433-7926
      View Details

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    Similar Nearby for Lease

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    8931 Fry Rd
    Cypress, TX 77433-6884
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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.

    More about this property
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