Buy Below Replacement Cost: 12,250 SF w 10 AC 4421 Theiss Rd 12,250 SF Industrial Building Humble, TX 77338 $3,964,126 CAD ($323.60 CAD/SF)

This is a two-component offering priced below market on both components. The $2,900,000 list price covers a 12,250 SF industrial building at $150/SF — below the $158.43/SF closed-sale average for comparable Houston industrial properties — and 8 acres of excess land at approximately $2.87/SF ($125,000/acre), compared to market comparables trading at $4.00–$11.00/SF. The combined assessed value of all components is approximately $3,037,500. The seller has pre-negotiated to market: the list price is 4.5% below that combined value and is priced to transact.
The Building — $150/SF, Comp Avg $158.43/SF
The 12,250 SF facility includes 2,000 SF of 2-story office space and is configured as a heavy machine shop. Built in 1981 and renovated in 2000, it features 18' eave height, three grade-level overhead doors (16'×16'), and unrestricted zoning. Eight (8) one-ton jib cranes are in place. Climate-control infrastructure is partially installed and ready for completion. The building sits on 2 improved acres.
At $150/SF, the building is priced at or below every comparable closed sale in the submarket. Nine verified Houston industrial sales between April 2024 and February 2026 traded between $123–$200/SF, with an average of $158.43/SF and a median of $156.37/SF. This is not a blended or diluted number — $150/SF is the building rate, applied to the building alone.
Heavy Power — A Rare, Embedded Asset
The property is served by 1,600 amps at 480 volts via two 3-phase 800-amp services — an electrical infrastructure with a replacement cost of $150,000–$200,000 that is embedded in the ask without separate itemization. For industrial operators, manufacturers, and data-intensive users, this level of power is increasingly scarce and expensive to add in Greater Houston's developing submarkets.
The Land — $2.87/SF, Comp Avg $6.23/SF
Eight acres of excess land are included in the sale at approximately $2.87/SF (~$125,000/acre). Fifteen comparable land sales across the Greater Houston market traded between $3.09–$10.68/SF, with an average of $6.23/SF ($271,000/acre). The subject land is priced at a 54% discount to that average — appropriately reflecting a floodplain development cost adjustment — while still delivering meaningful land value to the buyer. The land is currently agricultural-exempt and can be used for outside storage, equipment staging, fleet parking, future expansion, or potential monetization.
Equipment Included — $200,000 Value
Seller-valued machinery and equipment — including jib cranes and machine shop infrastructure — are included in the $2,900,000 at no additional cost. One transaction acquires the real estate and the operation.
Location
Less than 3/4 mile from FM-1960 on the north side of IAH, this property is 9 minutes from the IAH cargo terminal. Airport-adjacent industrial land in this corridor is being aggressively developed and this property is positioned in the high-demand area of that activity.
Ideal Buyer Profiles
• Owner-User / Operator: Machine shop, fabrication, manufacturing, or heavy-service business seeking immediate occupancy with heavy power, crane coverage, and administrative office
• Investor: Stable in-place industrial asset with 8 acres of land value upside; lease-up or yard monetization optionality in a growing IAH submarket
• Developer / Land Buyer: 10-acre IAH-adjacent assemblage with subdivision or phased development potential; unrestricted zoning