[Featured Listing] Fully Leased Four-Suite Retail Center | 834 Little York Rd, Houston, TX 77076

What stands out to me here is the combination of in-place income and a compact four-suite format. Salinas Business Center is a 3,264-square-foot neighborhood retail property on approximately 0.24 acres at 834 Little York Road, and the current listing reports 100 percent occupancy.

The current asking price is $900,000, or about $275.74 per square foot. LoopNet reports net operating income of $66,600 and a 7.40 percent cap rate. I use those numbers for an initial screen, not as a promised return; a buyer still needs the current rent roll, leases, bank deposits, expense reimbursements, taxes, insurance and actual operating statements.

The center is divided into four suites, with the marketing description putting each one at roughly 800 square feet. Smaller suites can spread income across several tenants and may appeal to neighborhood-service businesses, but four suites do not eliminate concentration risk. If one tenant leaves, a meaningful share of the income can disappear until the space is re-leased.

For everyday operations, the practical strengths are visibility and access. The listing reports approximately 102 feet of frontage on Little York Road, a signalized intersection, 11 surface parking spaces and a location along an established retail corridor. I would still watch the entrances, turning movements and parking during busy periods before treating the location as fully proven.

The one-story building was constructed in 2004. The listing also notes a fenced lot, 24-hour access and tenant-controlled HVAC. Those features can make suite operations more independent, but ownership responsibility depends on the leases, so the roof, HVAC units, electrical service, plumbing, paving, drainage, signage, fire and life-safety items should be inspected carefully.

The biggest question is the durability of the income. I would review tenant credit, guaranties, lease expirations, renewal options, rent increases, collection history, security deposits and any landlord obligations for repairs or tenant improvements. The public summary does not replace lease-by-lease underwriting.

The property is marketed with F1 commercial zoning and as an investment sale that may suit a 1031 exchange. Zoning, legal use, permits, environmental condition, flood exposure, title and exchange timing all require independent verification; none should be assumed from the marketing page alone.

This may fit an investor looking for a smaller occupied retail asset with several suites rather than one single tenant. Send me your equity budget, financing plan and target return, and I can help you rebuild the income and downside case before arranging a tour.