11601 Spring Cypress Road, Units A, B, D & E 11601 Spring Cypress Rd 6,572 SF 100% Leased Office Building Tomball, TX 77377 $995,000 ($151.40/SF)

11601 Spring Cypress Road includes four office condominium units totaling 3,719 rentable square feet. The property is 100% leased to three unrelated tenants and produces approximately $73,800 in net operating income. At the $995,000 asking price, the offering represents a 7.4% capitalization rate and $267.55 per rentable square foot.
The rent roll is diversified across three tenants with staggered lease expirations. A children’s learning center occupies Unit A through June 2030. A wellness spa occupies Unit B through August 2027. A regional hospice provider occupies Units D and E through May 2029. No single expiration represents more than 40% of the rentable area.
Each lease is net. Tenants reimburse association dues and property taxes at $9.45 per square foot, and the property owners association maintains the grounds, parking and building exterior. Each unit also carries a personal guaranty from the tenant’s principal with no stated dollar cap or burn-off.
The single-story masonry building was constructed in 2007. Each unit has a separate entrance, restroom and dedicated HVAC system. HVAC equipment serving Unit B was replaced in 2022 and Unit A in 2025. The interiors were remodeled in 2023, reducing near-term exposure to several common capital items.
The condominium units are separately platted and maintain separate appraisal district accounts. All four units are offered together and will not be subdivided as part of the current sale.
The property sits at the northeast corner of Spring Cypress Road and Trail Cypress Boulevard, approximately one mile west of SH 249 and four miles east of the Grand Parkway. It is part of a deed-restricted business park with 12 freestanding buildings on 8.34 acres. Amenities include surface parking, monument signage, 24-hour access, a lake and a separate conference center for owners.
Nearby residential communities include Gleannloch Farms, Champion Forest, Lakewood Forest and the Villages of Northpointe. HCA Houston Healthcare Tomball and Houston Methodist Willowbrook are among the area’s healthcare employment centers.
A current flood zone determination places the property outside the 100-year and 500-year floodplains on FEMA map 48201C0240M, panel 0240M, effective October 16, 2013.
Competitive supply is limited based on current CoStar data. As of August 8, 2026, 3-Star office space in the FM 1960/Hwy 249 submarket had a 12.8% vacancy rate, a $26.66 per square foot asking rate and no office space under construction.
The surrounding demographic base is also projected to grow. Within five miles, Esri estimates 247,578 residents in 90,495 households, with median household income of $110,510. Population is projected to reach 253,866 by 2031, and 73.3% of employed residents work in white-collar occupations.
Within one mile, Esri identifies Flourishing Families as the largest Tapestry segment, representing 52.8% of households. The segment reports median household income of $119,012 and median net worth of $514,498. That profile is consistent with the surrounding customer base for family-oriented and wellness services.
Executed leases, the reconciled rent roll, guaranty documents, association budget and assessment history, and the current status of tenant purchase options are available for review under a confidentiality agreement.
For the offering memorandum or a review of the rent roll, call Patrick Buckhoff, CCIM, at 281.686.9445.