Comparative Market Analysis — v2 · October 5, 2026 · photos + direct listing links

Houston Energy Corridor
Industrial Lab Space CMA

~2,000 SF dedicated lab/office space, ≤20 driving miles of the Energy Corridor. Heavy 120V/240V power + generator, dedicated HVAC with lab exhaust & make-up air, dock/grade loading, 24/7 access — evaluated against 87 harvested candidates, 21 shortlisted for broker outreach.

Prepared by Justin Dees · Resource Realty
Client Oil & gas analytical lab
Anchor I-10 / Eldridge Pkwy · lng −95.63, lat 29.76
Budget $10,000–$15,000/mo gross
2,000 SF
Target lab + office space
$10–15K/mo
Gross budget band
$60–90/SF
Budget-implied rate vs $9.74–15 market
≤ 20 mi
Driving radius · Energy Corridor anchor
$11/SF
EC industrial avg (LoopNet, 3 listings)
21
Shortlisted of 87 candidates scored
9
Immediate availability published
14 / 20
Top fit score · 6600 Long Point Ste 101
0
Listings publishing generator backup
Confidential — client use only. All rents are asking rents unless flagged as closed comps. Specs marked “unpublished” are honestly absent from public sources — they are not implied to be deficient, they are simply unverified. Every figure should be re-verified with the listing broker before reliance.
01 — Executive Summary
The budget math is the headline finding

Confirmed independently by two harvest passes: $10,000–$15,000/mo on 2,000 SF implies $60–$90/SF/yr — roughly 5–7× the Energy Corridor industrial market (avg $11/SF/yr industrial, $15/SF/yr flex per LoopNet; Houston industrial avg $9.74/SF/yr per the Yardi ILS network, 579–987 listings each; Cushman & Wakefield shows $7.87 PSF asking at 6.3% vacancy). Not a single industrial or flex listing in the 87-candidate harvest supports $60+/SF/yr. At market rates, the client’s budget actually buys ~10,900–18,500 SF — the entire Class B whole-building band.

The most likely readings: (a) the budget is meant to cover TI/lab buildout amortization over the term, (b) the client wants a premium full-service gross structure, or (c) the client is comfortable leasing more than 2,000 SF. This CMA presents both branches honestly.

Key math — budget vs market
$60 – $90 / SF / yr
Implied by $10,000–$15,000/mo on 2,000 SF — 5–7× the Energy Corridor industrial market ($11/SF/yr) and 6.2–9.2× the Houston industrial average ($9.74/SF/yr). The 990 Town & Country office comp ($60/SF/yr — the most expensive office in the EC set) only reaches the budget floor. Headroom over market on 2,000 SF: ~$7,500–$13,000/mo available for lab TI (power, exhaust/make-up air, generator, buildout).

The literal 2,000 SF ask is scarce but not empty. The Park Ten / Techniplex / Langham Creek cluster within ~3 miles of the anchor holds the densest lab-capable flex inventory: 16203 Park Row (Techniplex) explicitly markets “lab-type spaces” — 1,948 SF with 759 SF office, available now; 1304 Langham Creek (Park 10) is divisible 971–26,969 SF, immediate, with renewal option; 16155 Park Row (Technipark Ten) carries industrial zoning “I” — critical for lab exhaust/process use — with divisible 2,665+ SF suites, immediate. West Houston industrial is structurally under-supplied: 16% of West Houston lease listings are industrial vs 25% US average (CommercialCafe), which justifies premium pricing for spec-rich space.

Lead recommendation: pursue three properties in parallel — 16203 Park Row for literal fit (1,948 SF, “lab-type spaces,” available now, EC core, Stream Realty), paired with 7310 West Rd as the heavy-power proof point (480V/3-phase/400A explicit + 4 docks with 30K lb pit levelers + ±2,000 SF office slice, $10.80/SF, immediate), and 15330 Park Row as the budget-optimized whole-building option (15,000 SF at $9.00/SF = $11,250/mo — the entire building inside the monthly budget). Fit scores: 6600 Long Point Ste 101 tops the matrix at 14/20; 7310 West Rd 13/20, 16203 Park Row 13/20, 15330 Park Row 11/20. Generator backup is unpublished at every listing in the harvest — it is a landlord work-letter/TI negotiation item, not a spec-sheet feature (see §8).

02 — Requirements vs Market Reality
What the client asked for vs what the market publishes

Ten requirement groups scored against harvested market data. Chips: green = met orange = partial / verify red = gap / unpublished. Nothing is invented — if a spec is unpublished, it is rendered as unpublished.

partial / verify1
~2,000 SF dedicated space, ≤20 driving mi of Energy Corridor
EC-core 1,948–2,665 SF suites exist (16203 Park Row, 16155 Park Row, 1304 Langham Creek divisible from ~1,822–2,665 SF) but are few; EC industrial inventory on LoopNet = 3 listings avg 5,068 SF
Gap / riskScarcity, not absence — move fast on the EC-core suites; they will not sit
gap / unpublished2
Gross $10,000–$15,000/mo for 2,000 SF
Implies $60–90/SF/yr vs market $9.74–15/SF/yr industrial/flex. Published EC-adjacent small-suite rates: $7.95–$22/SF/yr. Most expensive EC office found: $60/SF/yr (990 Town & Country) — still only the budget floor
Gap / riskBudget is 2–7× market for the size needed — reconcile as TI/capex allowance, gross-service premium, or size expansion
met3
3–5 yr initial term (7–10 acceptable)
Standard direct leases at all shortlisted parks; 1304 Langham Creek and Technipark Ten both confirm renewal options. Only constraint found: 16802 Barker Springs sublease runs only to Sep 30, 2027
Gap / riskLow risk — sublease terms are the exception; direct leases support the ask
partial / verify4
Expansion option / ROFR on adjacent suites
Divisible multi-suite product throughout Park Ten (971–26,969 SF Langham Creek; 3,625–5,827 SF 16820 Barker Springs; 8,013 SF Technipark Ten) and same-cluster supply at 6550/6500/6600 Long Point (56K–138K SF available). ROFR is a lease-negotiation term — no listing publishes it
Gap / riskStructurally achievable via divisible product + same-park take-down; ROFR must be negotiated, not assumed
gap / unpublished5
120V/240V heavy panel + on-site generator for critical lab loads
Explicit power published at only 2 of 87 candidates: 7310 West Rd (480V/3-phase/400A) and 15720–15740 Park Row (480V 3-phase, shell). Generator backup: published at ZERO listings — the entire harvest
Gap / riskBiggest data gap — generator = landlord work-letter / tenant-capex negotiation. 400A/480V 3ph ≈ 333 kVA ≈ 16 W/SF on 20,000 SF — adequate per WareCRE benchmarks
gap / unpublished6
Dedicated HVAC w/ stable zones + lab exhaust/make-up air modifiability
Only 3130 Rogerdale publishes conditioned space (“air-conditioned warehouse,” LoopNet). Lab exhaust/make-up air: published at zero listings. 7310 West Rd notes fully insulated warehouse + 2024 roof (good conversion base)
Gap / riskExhaust/make-up air is universally a TI item — insulation + industrial zoning (16155 Park Row zoning “I”) are the best published proxies
met7
Loading dock or grade-level freight w/ truck maneuvering space
Well-documented at spec-rich candidates: 7310 West Rd (4 docks, 30K lb pit levelers), 6500 Long Point 304 (7 docks + 2 drive-ins + fenced truck court), 9500 Clay Rd (4 docks, 100 ft truck court), Prologis 6356 Clara (14 docks + 2 grade + pit levelers)
Gap / riskGrade-level-only at the EC-core 2,000 SF suites (drive-in doors) — acceptable for lab receiving but verify truck court on tour
gap / unpublished8
24/7 building access
Published at zero listings. Single-tenant product (7310 West Rd) implies highest odds; multi-tenant flex parks (Park Ten) typically post access hours
Gap / riskVerify per-property — 24/7 is standard in industrial leases but must be written into the lease, not assumed
met9
High parking ratio (staff, visitors, training events)
Published ratios: 16203 Park Row 141 spaces ≈ 2.5/1,000 SF (best); 15330 Park Row 23/15,000 ≈ 1.5; 16840 Clay Rd “ample” (Aspire CRE). Most listings do not quantify
Gap / risk16203 Park Row is the parking standout for a training-classroom use case; ratios generally adequate-to-good for EC flex product
met10
Vacant / move-in-ready / minimal turnaround
Immediate availability at 16203 Park Row, 16155 Park Row, 1304 Langham Creek, 16840 Clay Rd, 7310 West Rd, 15330 Park Row, 6600 Long Point, Prologis Clara. One exception: 15720–15740 Park Row available Jan 1, 2027 (shell — TI leverage but not immediate)
Gap / riskImmediate product exists in the right submarket — the timing requirement is satisfiable
03 — Market Context
Where the budget sits against the market

$ / SF / yr — Energy Corridor and Houston industrial benchmarks against the budget-implied rate. The budget bar dwarfs the market bars. That gap is the story.

Asking rent benchmarks vs budget-implied rate ($/SF/yr)
Budget-implied rate — high
$90.00
$15,000/mo ÷ 2,000 SF
Budget-implied rate — low
$60.00
$10,000/mo ÷ 2,000 SF
Energy Corridor flex (LoopNet)
$15.00
8 listings avg 4,580 SF
Energy Corridor industrial (LoopNet)
$11.00
3 listings avg 5,068 SF
Houston industrial avg (Yardi ILS)
$9.74
579–987 listings · Sep 2026 data
Cushman & Wakefield Houston ask
$7.87
secondary snippet · 6.3% vacancy
Sources: LoopNet submarket aggregates (snippets — LoopNet Cloudflare-blocked direct); Yardi ILS network (PropertyShark 579 listings / CommercialSearch 584 / CommercialCafe 987 — identical $9.74 figure, data updated 2026-09-10); Cushman & Wakefield Houston industrial page (snippet — not directly extracted). Bars scaled to $90/SF max.
6.3%
Houston industrial vacancy — Cushman & Wakefield
$7.87 PSF asking · snippet
16%
West Houston listings that are industrial vs 25% US average
CommercialCafe — structurally under-supplied
29 MSF
Record H1 2026 new leases; vacancy 7.2%
Colliers H1 2026 via @Colliers_HOU
$9.74
Houston industrial avg asking $/SF/yr
identical across 3 Yardi sites · 579–987 listings
3 / 8
EC industrial / flex listings on LoopNet — structurally tiny inventory
avg $11/SF · 5,068 SF / avg $15/SF · 4,580 SF
Closed comps — tenant analogs (press; rates generally not stated)
SMP Industrial Control & Trading
22,000 SF
Vault 529 Industrial Business Park, 13750 FM 529, West Houston
Power distribution equipment provider — closest tenant-profile analog to an energy analytical lab; Finial Group landlord, Lee & Associates tenant side; rate not stated
rebusinessonline.com/finial-group-brokers-22000-sf-industrial-lease-in-west-houston
Valor Communication
80,125 SF
Town & Country Commerce Center, 10811 S. Westview Circle Dr
28 ft clear, 3,849 SF office; Stream Realty for DRA Advisors
rebusinessonline.com/valor-communication-signs-80125-sf-industrial-lease-in-west-houston
Merit Brass
34,000 SF
Business Center at Five Corners, SW Houston
Industrial parts distributor; CBRE landlord side
rebusinessonline.com/cbre-arranges-34000-sf-industrial-lease-in-southwest-houston
Colliers closed comp
12,192 SF
1401 Boyles Street, East End (leased Oct 2025)
Dock-high warehouse + office, fenced site; rate not stated
citybiz.co/article/764759
Power Electronics USA
166,250 SF
Airtex Commerce Center, 431 E. Airtex Dr (2015-built, 32 ft clear)
Colliers tenant side; Transwestern landlord side
rebusinessonline.com/power-electronics-signs-166250-sf-industrial-lease-in-houston
04 — Budget Analysis
The math, shown explicitly

SF × $/SF ÷ 12 = $/mo — every line below is arithmetic on published or comped rates, not opinion. Withheld rates are comped at published submarket averages and shown as comp ranges — estimates, not quotes.

LineCalculationResult
Client monthly budget$10,000 – $15,000/mogross, all-in
Annualized$10,000×12 – $15,000×12$120,000 – $180,000/yr
Implied rate on 2,000 SF$120,000÷2,000 – $180,000÷2,000$60 – $90/SF/yr
vs Houston industrial avg ($9.74)$60–90 ÷ $9.746.2–9.2× market
vs EC industrial avg ($11)$60–90 ÷ $115.5–8.2× market
vs EC flex avg ($15)$60–90 ÷ $154.0–6.0× market
What 2,000 SF costs at market2,000×$11 = $22,000/yr; 2,000×$15 = $30,000/yr$1,833/mo industrial; $2,500/mo flex
Budget headroom over market 2,000 SF$10,000–15,000 minus $1,833–2,500~$7,500–$13,000/mo for lab TI (power/HVAC/generator/exhaust)
What budget buys at $11/SF (EC industrial)$120,000÷$11 – $180,000÷$1110,909 – 16,364 SF
What budget buys at $9.74/SF (Houston avg)$120,000÷$9.74 – $180,000÷$9.7412,320 – 18,481 SF
What budget buys at $8.40/SF (6600 Long Point rate)$120,000÷$8.40 – $180,000÷$8.4014,286 – 21,429 SF
Interpretation
The client’s budget is 2–3× what a market-rate 2,000 SF lab-ready suite costs. Three honest readings: (a) the budget includes TI/lab buildout amortized over the 3–5 (or 7–10) year term — at $10–15k/mo on a 2,000 SF suite, ~$7,500–13,000/mo of headroom funds heavy power, exhaust/make-up air, and generator work; (b) the budget is genuinely gross all-in (full service + opex + capex); or (c) the client intends to lease Class B size (8–18K SF) at market. The 990 Town & Country office comp ($60/SF/yr) only reaches the budget floor — even premium EC office does not justify $60–90/SF for lab use.
What the budget buys at market — Class B whole-building fits (published rates only)
AddressSF$/SF/yrAnnual$/moFit vs $10–15kSource
15330 Park Row, 77084 (EC core, built 2006) 15,000 $9.00 $135,000 $11,250 INSIDE band — whole building; $0–$3,750/mo left for lab TI largewarehousespace.com/listings/view/vrjyv/15330-park-row
9450 Clarewood Dr (Chinatown/Sharptown, ~5–6 mi) 18,750 $9.00 $168,750 $14,063 INSIDE band (upper end) commercialcafe.com/.../9450-clarewood-drive-1/
5713 Cunningham Rd (Lakes on Eldridge, ~2–3 mi) 9,000 $12.00 $108,000 $9,000 Just under band; tightest adjacency of any published-rate Class B commercialsearch.com/.../5713-cunningham-road-1/
6600 Long Point Rd, Ste 101 (Spring Branch, ~8–10 mi) 13,500 $8.40 $113,400 $9,450 Just under band; loading spec published (3 docks + ramp + pit leveler) har.com/commgate/listing-detail/6600-long-point-rd.../39983741
6600 Long Point Rd, Ste 130 10,800 $8.40 $90,720 $7,560 Under band (value option; park rate — confirm) transwestern.com/property/long-point-business-center-6600
6500 Long Point Rd, Ste 301 6,566 ~$8.40 $55,154 $4,596 Under band (downsize option) transwestern.com/property/long-point-business-center-6500
6356 Clara Rd (Prologis WNW 26, office slice) 6,491 ~$15 $97,365 ~$8,114 Under band (office component of 41–82K SF cross-dock) prologis.com/industrial-properties/building/hou00326

Only two published-rate whole-building listings land squarely inside the $10–15k/mo band: 15330 Park Row ($11,250/mo, EC core) and 9450 Clarewood ($14,063/mo). 5713 Cunningham ($9,000/mo) and 6600 Long Point Ste 101 ($9,450/mo) sit just under — leaving budget for infrastructure. Everything else in the Class B band requires withheld-rate verification or a divisible carve-out.

05 — Shortlist A: Lab-Ready
Class A candidates ranked by fit score

11 candidates, ranked by fit score (max 20). Fit scores match the scoring matrix in comps.json exactly. Photo cards click through to a lightbox; candidates without published photos render typographic cards — no stock imagery, nothing faked.

Warehouse exterior — dock doors, ramps and truck court, Long Point Business Center Ste 101
TOP SCORE · VALUE + LOADING COMPLETE
6600 Long Point Rd
Spring Branch East (~8-10 driving mi
14/20
Industrial building aerial — West Rail Industrial Center loading apron (7310 West Rd listing card)
HEAVY POWER · 480V / 3PH / 400A
7310 West Rd
Northwest Houston (West Rd/Beltway 8/US-249)
13/20
Aerial — Techniplex Business Center flex-industrial park, multiple warehouse/flex buildings with truck courts and parking, 16203 Park Row
LEAD REC · LAB-TYPE SPACES, EC CORE
16203 Park Row
Energy Corridor / Addicks Park Ten (Park Ten cluster)
13/20
Industrial building aerial — West Rail Industrial Center loading apron (7310 West Rd listing card)
#1

7310 West Rd (West Rail Industrial Center)

7310 West Rd, Houston, TX 77086
Northwest Houston (West Rd/Beltway 8/US-249); available separately or combined with 7401 Railhead Ln
13/20
20,700 SF
Base size
$10.80
$ / SF / yr
$1800 for ±2,000 SF office slice
$ / month (per listing)
20 ft
Clear height
$10.80/SF/yr (HAR/Colliers, published): 20,700 SF x $10.80 = $223,560/yr = $18,630/mo whole building (over band); office slice ±2,000 SF x $10.80 = $21,600/yr = $1,800/mo. Budget reverse: $120,000-180,000/yr / $10.80 = 11,111-16,666 SF affordable - a ~16,000 SF carve-out lands exactly in the $10-15k/mo band
View Listing ↗via Colliers
Also onCrexiHARLoopNet (property page)CommercialCafe
Power · 480V / 3-phase / 400AHVAC · unpublishedLoading · 4 docks + 30K lb pit levelersAvail · Immediately available
Colliers - The Woodlands (HAR commgate #41258381; Colliers usa1143773) — Colliers - The Woodlands leasing team · phone not published
Why it fitsBest-documented heavy-power spec in radius (480V/3ph/400A) + 4 docks with 30K lb pit levelers + insulated warehouse + 2024 roof + ±2,000 SF office slice at exactly the target size + immediate availability + single-tenant control
Unverified — broker verification needed
  • Generator backup (work-letter negotiation)
  • HVAC specifics / exhaust modifiability
  • 24/7 access hours (single-tenant implies best odds)
  • Overnight/carrier restrictions
  • Parking count
  • Floor plans
  • Whether office slice can be leased separately
Source listing →
Aerial — Techniplex Business Center flex-industrial park, multiple warehouse/flex buildings with truck courts and parking, 16203 Park Row
#2

16203 Park Row (Techniplex Business Center)

16203 Park Row, Houston, TX 77084
Energy Corridor / Addicks Park Ten (Park Ten cluster)
13/20
1,948 SF
Base size
Withheld
$ / SF / yr
$1623-2435 (comp range)
$ / month (per listing)
12 ft
Clear height
Rate withheld. Comp ~$10-15/SF/yr in-park flex: 1,948 SF x $10-15 = $19,480-29,220/yr = $1,623-2,435/mo
View Listing ↗via LoopNet
Also onShowcaseStream Realty (looplink)CityFeet
Lab suite · 3,100 SF Lab 100% AC available in-building (CityFeet/CoStar)Power · unpublishedHVAC · "lab-type spaces" marketed · verifyLoading · 8 drive-in doors (building)Avail · Now (move-in ready)
Stream Realty Partners, LP — Meg Zschappel · 888-589-8706
Why it fitsOnly listing in 87 candidates that explicitly markets lab-type space at the exact ~2,000 SF size, EC core, available now, best parking ratio for training-classroom use; 3-mi HH income $112,084
Unverified — broker verification needed
  • Rate (withheld)
  • Power amperage/phase
  • Generator backup
  • HVAC specifics / exhaust modifiability
  • 24/7 access hours
  • Floor plans
  • Overnight/carrier restrictions
Source listing →
Flex office-industrial building exterior — Park Ten Business Park, address 15720 visible
#3

15720-15740 Park Row (Park Ten Business Park)

15720-15740 Park Row, Houston, TX 77084
Energy Corridor / Park Ten Business Park
13/20
3,000 SF
Base size
Withheld
$ / SF / yr
$2750-3500 for 3,000 SF (comp)
$ / month (per listing)
18-20 ft
Clear height
Withheld. Comp ~$11-14/SF/yr: 3,000 SF x $11-14 = $33,000-42,000/yr = $2,750-3,500/mo; 9,584 SF x $14 = $134,176/yr = $11,181/mo
View Listing ↗via LoopNet
Also onShowcaseEQT Real Estate (landlord)CityFeet
Power · 480V 3-phase · verifyHVAC · unpublishedLoading · 4–16 docks / 1–6 drive-insAvail · Jan 1, 2027 (shell condition - available for build-out to that d…
EQT Real Estate — Lexie Curry · 281-635-4548
Why it fitsSecond of only two in-radius listings with explicit 480V 3-phase; shell condition lets tenant build lab HVAC/exhaust to exact spec; docks + drive-ins; 18-20 ft clear
Unverified — broker verification needed
  • Exact power amperage
  • Generator backup
  • Rate
  • Which building has which dock count
  • Timing conflicts with 'yesterday' ask (Jan 2027 shell)
Source listing →
Flex building exterior — Technipark Ten two-story brick-and-glass storefront facade with entrance ramps, 16155 & 16115 Park Row
#4

16155 & 16115 Park Row (Technipark Ten)

16155 & 16115 Park Row, Houston, TX 77084
Energy Corridor / Addicks Park Ten (master-planned, Beltway 8 to SH-99)
12/20
2,665 SF
Base size
Withheld
$ / SF / yr
$2665-3331 for 2,665 SF (comp)
$ / month (per listing)
12 ft (LoopNet listing snippet)
Clear height
Rate withheld; opex $5.88/SF published. Comp EC flex $15/SF: 2,665 SF x $15 = $39,975/yr = $3,331/mo; 8,013 SF x $15 = $120,195/yr = $10,016/mo (8K block lands inside $10-15k budget at market flex rates)
View Listing ↗via LoopNet
Also onCrexiColliersCommercialCafeRealmo
Power · unpublishedHVAC · unpublishedLoading · separate loading areasAvail · Immediate; renewal option yes; sublease no
Colliers — Douglas Pack, Principal / Sam Hansen, Principal · 713-835-0050 (doug.pack@colliers.com, sam.hansen@colliers.com)
Why it fitsIndustrial zoning 'I' - most lab-relevant published attribute in EC core (eases lab exhaust/process use vs office-zoned product); divisible 2,665-8,013 SF is the sweet spot where budget buys suite + infrastructure TI; same Colliers team as 1304 Langham Creek
Unverified — broker verification needed
  • Rate (withheld)
  • Power (LoopNet Power Supply field uncaptured)
  • Generator backup
  • HVAC specifics
  • 24/7 access
  • Exact dock count for 2,665 SF suites
  • 12 ft clear limits mezzanine/lab overhead
Source listing →
Flex building entrance — Techniplex Business Center suite frontage, 16223 Park Row
#5

16223 Park Row (Techniplex cluster)

16223 Park Row, Houston, TX 77084
Energy Corridor / Park Ten cluster
12/20
4,152 SF
Base size
Withheld
$ / SF / yr
Not published
$ / month (per listing)
Not published
Clear height
Withheld. Comp ~$10-14/SF/yr flex: 4,152 SF x $10-14 = $41,520-58,128/yr = $3,460-4,844/mo
View Listing ↗via LoopNet
Also onCrexiRealmoCityFeetHAR
Sublease · Suite 175 · expires 1/31/2030 — may not satisfy 3–5 yr term askPower · unpublishedHVAC · unpublishedLoading · unpublishedAvail · For rent
Stream Realty Partners (Park Ten cluster leasing) — Meg Zschappel · 888-589-8706
Why it fitsSame densest lab-flex cluster in EC core; bundle tour with 16203/16155/1304 for one tour day
Unverified — broker verification needed
  • Rate
  • Power
  • Generator
  • HVAC
  • Loading specifics
  • Parking
  • Clear height
Source listing →
Flex-industrial building exterior — grey pebbledash warehouse with blue dock-door awnings and loading ramp, Park 10 Business Center 16820 Barker Springs Rd
#6

16820 Barker Springs Rd (Park 10 Business Center)

16820 Barker Springs Rd, Houston, TX 77084
Park 10 / Energy Corridor
12/20
3,625 SF
Base size
Withheld
$ / SF / yr
$6750-9779 (comp)
$ / month (per listing)
Not published
Clear height
Upon request. Comp EC flex $15/SF: 5,400 SF x $15 = $81,000/yr = $6,750/mo; 7,823 SF x $15 = $117,345/yr = $9,779/mo - both inside budget with TI headroom
View Listing ↗via LoopNet
Also onLargeWarehouseSpace
Power · unpublishedHVAC · unpublishedLoading · unpublishedAvail · Listed live (2026)
Stream Realty Partners (Showcase listing) — Meg Zschappel · 832-316-1053
Why it fitsDock-high stated + Park 10 adjacency; budget buys full lab suite + adjacent office/receiving inside EC core
Unverified — broker verification needed
  • Rate
  • Power
  • Generator
  • HVAC
  • Dock counts per suite
  • Clear height
  • 24/7 access
  • Snapshot SF conflict
Source listing →
Flex building exterior — red-brick single-story building with blue awnings and glass storefronts, Westchase Business Park 3130 Rogerdale Rd
#7

3130 Rogerdale Rd (Westchase Business Park)

3130 Rogerdale Rd, Houston, TX 77042
Westchase (master-planned business park, W Sam Houston Pkwy / Richmond-Seagler)
12/20
3,415 SF
Base size
Withheld
$ / SF / yr
$4269 for 3,415 SF (comp)
$ / month (per listing)
12 ft (3130 suite, LoopNet)
Clear height
Contact broker (Colliers flyer Nov 2025). Comp EC flex $15/SF: 3,415 SF x $15 = $51,225/yr = $4,269/mo; 8,910 SF x $15 = $133,650/yr = $11,138/mo
View Listing ↗via LoopNet
Also onColliersCrexi
Power · unpublishedHVAC · air-conditioned warehouseLoading · unpublishedAvail · 3120 listed 'Leased' - availability rotated to 3130/other suites…
Colliers — Doug Pack / Sam Hansen / Danny Rice · 713-835-0050 / Danny Rice 713-830-2134 (danny.rice@colliers.com)
Why it fitsClosest product type to 'lab-ready flex' actually in market - air-conditioned warehouse reduces lab HVAC capex; Westchase employee amenity; institutional ownership
Unverified — broker verification needed
  • Power
  • Generator
  • Live availability of 3,415 SF suite
  • Loading specifics per suite
  • Rate
Source listing →
Flex-industrial building exterior — dark brick facade, red service doors, 16840 Clay Rd
#8

16840 Clay Rd flex-industrial

16840 Clay Rd, Houston, TX 77084
Energy Corridor north edge / Clay Rd corridor at Beltway 8
11/20
1,719 SF
Base size
$9.75-11.50
$ / SF / yr
$1397-3751 (suite-dependent)
$ / month (per listing)
20 ft (LoopNet/PropertyShark; Aspire lists 14 ft on some bays - mixed vintage)
Clear height
Published $9.75-$11.50/SF/yr ($0.81-$0.96/SF/mo): 1,719 SF x $9.75 = $16,760/yr = $1,397/mo; 2,000 SF x $11.50 = $23,000/yr = $1,917/mo; 3,914 SF x $11.50 = $45,011/yr = $3,751/mo - all far under budget, room for heavy TI
View Listing ↗via LoopNet
Also onShowcaseCommercialSearchCityFeetCrexi
Power · unpublishedHVAC · unpublishedLoading · grade-level loadingAvail · Immediate (multiple suites listed live)
Aspire CRE — Aspire CRE (property manager/lessee) · (713) 440-8290
Why it fitsPurest 'market-rate suite + premium-budget TI' model - cheapest rate structure in harvest with suites at exactly 1,700-3,900 SF; Beltway 8 positioning; multi-suite expansion path
Unverified — broker verification needed
  • Power
  • Generator backup
  • HVAC
  • 24/7 access
  • Suite finish level (office-finished vs shell)
Source listing →
Flex building exterior — white single-story building with blue trim and large “1304” address numerals, 1304 Langham Creek Dr
#9

1304 Langham Creek Drive (Park 10 Energy Corridor)

1304 Langham Creek Drive, Houston, TX 77084
Addicks Park Ten / Energy Corridor (I-10/Beltway 8)
10/20
1,822 SF
Base size
Withheld
$ / SF / yr
$2500 for 2,000 SF (comp)
$ / month (per listing)
Not published on reachable mirrors
Clear height
Contact for pricing. Comp EC flex $15/SF: 2,000 SF x $15 = $30,000/yr = $2,500/mo; full 26,969 SF x $15 = $404,535/yr = $33,711/mo (above budget - suite-by-suite take-down required)
View Listing ↗via LoopNet
Also onShowcaseColliersCommercialSearchPropertyShark
Power · unpublishedHVAC · unpublishedLoading · unpublishedAvail · Immediate; renewal option available; listing updated Oct 3, 2026
Colliers — Douglas Pack + Sam Hansen (listing usa1101058) · 713-835-0050
Why it fitsOnly true EC-core listing with suite sizes at the client's 1,800-2,800 SF target; divisible with renewal option; immediate; dual-class coverage
Unverified — broker verification needed
  • Rate
  • Power
  • Generator backup
  • HVAC
  • Dock specifics
  • Floor plans
  • Clear height
  • Snapshot SF conflict (21,145 vs 25,998-26,969)
Source listing →
Aerial — Goar Rd business park buildings, Dairy Ashford submarket
#10

12654-12674 Goar Rd

12654-12674 Goar Rd, Houston, TX 77077
Showcase tags 'Energy Corridor'; geo is Braes Bayou/West U corridor (~8-10 mi east - verify drive time)
10/20
2,257 SF
Base size
$11.00
$ / SF / yr
$2069 for 2,257 SF
$ / month (per listing)
Not published
Clear height
Published $11.00/SF/yr: 2,257 SF x $11 = $24,827/yr = $2,069/mo; 5,075 SF x $11 = $55,825/yr = $4,652/mo
View Listing ↗via LoopNet
Also onCrexiShowcaseCityFeetLoopNet (property page)
Power · unpublishedHVAC · unpublishedLoading · unpublishedAvail · For rent (open)
Fort — Ryan Young · 281-584-3320
Why it fitsBest published-rate proof point - 2,257 SF flex suite rents ~$2,069/mo at market vs client's $10-15k/mo budget; the CMA must reconcile this gap (budget implies TI/capex or size expansion)
Unverified — broker verification needed
  • Power
  • Generator
  • HVAC
  • Loading specs
  • Parking
  • Drive time to EC anchor
  • Lab-use precedent
Source listing →
Flex building exterior — Milwee Business Park, address 4901 visible
#11

Milwee Business Park

4901 Milwee Street, Houston, TX
Oak Forest-Garden Oaks (north inner-loop, ~10-12 driving mi from anchor)
9/20
1,800 SF
Base size
$12.00
$ / SF / yr
$1800 for 1,800 SF
$ / month (per listing)
Not published
Clear height
Published $12.00/SF/yr: 1,800 SF x $12 = $21,600/yr = $1,800/mo; 2,500 SF x $12 = $30,000/yr = $2,500/mo
View Listing ↗via LoopNet
Also onCrexiPropertySharkCommercialSearch
24-Hour Access · LoopNet-confirmed (client requirement #3)Power · unpublishedHVAC · unpublishedLoading · unpublishedAvail · For rent
CommercialSearch/CommercialCafe listing — Not captured · phone not published
Why it fitsBest published class A rate outside Park Ten cluster ($12/SF, 1,800-2,500 SF on the nose); weaker EC adjacency (~10-12 mi)
Unverified — broker verification needed
  • Power
  • Generator
  • HVAC
  • Loading
  • Parking
  • Broker contact
  • Drive time
Source listing →
06 — Shortlist B: Budget Fits
What the budget actually buys at market rates

10 Class B candidates — whole-building and larger-suite options where the $10–15k/mo band buys 8,000–47,800 SF at market rates instead of 2,000 SF at lab-flex rates. Ranked by fit score.

Warehouse exterior — dock doors, ramps and truck court, Long Point Business Center Ste 101
#1

6600 Long Point Rd, Suite 101 (Long Point Business Center)

6600 Long Point Rd, Houston, TX 77055
Spring Branch East (~8-10 driving mi; Hempstead Hwy, Hwy 290, 610 access)
14/20
13,500 SF
Base size
$8.40
$ / SF / yr
$9450 for Ste 101
$ / month (per listing)
22 ft 6 in (park-wide per Colliers listing)
Clear height
$8.40/SF/yr (HAR/Colliers): 13,500 SF x $8.40 = $113,400/yr = $9,450/mo - inside budget for 13,500 SF; Ste 130: 10,800 x $8.40 = $90,720/yr = $7,560/mo (park rate - confirm); reverse: $120,000-180,000 / $8.40 = 14,286-21,429 SF affordable
View Listing ↗via LoopNet
Also onColliersTranswesternLargeWarehouseSpace
Power · unpublishedHVAC · unpublishedLoading · 3 docks + ramp + pit levelerAvail · Immediate per listing
Colliers - Houston (HAR listing) / Transwestern (agency) — Craig Bean / Jude Filippone / Carter Jones (Transwestern) · 713-490-3784 / 713-270-3318 / 713-401-5190
Why it fitsLowest published rate with real loading spec (pit leveler + 3 docks + ramp) - strongest 'budget buys size + leaves TI money' comp: 13,500 SF at $9,450/mo leaves $550-5,550/mo for power/HVAC upgrades; gas availability helps lab exhaust; same-park expansion supply
Unverified — broker verification needed
  • Power amperage/phase
  • Generator
  • HVAC specifics
  • 24/7 access
  • Overnight/carrier restrictions
  • Floor plans
Source listing →
Warehouse exterior — loading dock wall with ramps, Long Point Business Center Ste 304
#2

6500 Long Point Rd, Suite 304 (Long Point Business Center)

6500 Long Point Rd, Houston, TX 77055
Spring Branch (~8-10 driving mi)
12/20
24,482 SF
Base size
Withheld
$ / SF / yr
$17137 for Ste 304 at sibling rate (over band)
$ / month (per listing)
22 ft 6 in (both suites)
Clear height
Not published on flyer (sibling 6600 lists $8.40/SF). At $8.40: Ste 304 = 24,482 x $8.40 = $205,649/yr = $17,137/mo (~14% over band - negotiate or carve); Ste 301 = 6,566 x $8.40 = $55,154/yr = $4,596/mo
View Listing ↗via PropertyShark
Also onTranswesternTranswestern (flyer PDF)Colliers (flyer PDF)Colliers (listing page)
Verify availability — Colliers shows ‘Leased’; Transwestern shows Direct-NewPower · unpublishedHVAC · unpublishedLoading · 7 docks + 2 drive-ins, fenced courtAvail · Both suites Direct-New (Transwestern Available Space table)
Transwestern — Craig Bean / Jude Filippone / Carter Jones · 713-490-3784 / 713-270-3318 / 713-401-5190
Why it fitsGenuine loading/tractor-maneuvering profile (fenced truck court, 7 docks, 2 drive-ins, end-cap) for lab material receiving; 22 ft 6 in clear allows mezzanine lab equipment
Unverified — broker verification needed
  • Power
  • HVAC
  • Generator
  • Exact rate
  • 24/7 access
Source listing →
Aerial — warehouse with truck court and trailers, 15330 Park Row whole-building listing
#3

15330 Park Row

15330 Park Row, Houston, TX 77084
Energy Corridor / Park Row corridor (~3-6 driving mi of anchor)
11/20
15,000 SF
Base size
$9.00
$ / SF / yr
$11250 (whole building inside budget)
$ / month (per listing)
12-24 ft (range across building - verify suite-specific clear on tour)
Clear height
$9.00/SF/yr (LoopNet snippet via LargeWarehouseSpace): 15,000 SF x $9.00 = $135,000/yr = $11,250/mo - entire building inside the $10-15k/mo budget; reverse: $120,000-180,000 / $9 = 13,333-20,000 SF affordable at this rate
View Listing ↗via CityFeet
Also onLoopNet (property page)IndustrialSpaces.netwarehousespaces.com
Power · unpublishedHVAC · unpublishedLoading · 1 drive-in bayAvail · Listed live
Large Warehouse Space (mirror - broker not captured) — Request via Large Warehouse Space · phone not published
Why it fitsBest whole-building budget fit in EC core: 15,000 SF at $11,250/mo - entire building inside budget; 2006 vintage = newer electrical/HVAC baseline; drive-in bay + masonry
Unverified — broker verification needed
  • Power amperage/phase
  • Generator
  • HVAC
  • 24/7 access
  • Trailer access
  • Exact clear height per suite
  • Floor plans
  • Broker contact
Source listing →
Aerial — Class A distribution warehouses, Prologis Park West by Northwest 26
#4

6356 Clara Rd (Prologis Park West by Northwest 26)

6356 Clara Road, Houston, TX 77041
NW Houston - minutes to Beltway 8, US-290, Hempstead Hwy (~12-14 driving mi)
11/20
41,160 SF
Base size
Withheld
$ / SF / yr
$41160 for 41,160 SF (over band)
$ / month (per listing)
28 ft
Clear height
Not published. At Class A range $12-14.67/SF: 41,160 SF x $12 = $493,920/yr = $41,160/mo (over budget as-is); office slice 6,491 SF x $15 = $97,365/yr = $8,114/mo (inside budget)
View Listing ↗via CommercialCafe
Also onPropertySharkCommercialSearchHARLargeWarehouseSpacePrologis (flyer PDF)Transwestern
Power · unpublishedHVAC · unpublishedLoading · 14 dock-high + 2 grade doorsAvail · Available now (Prologis page updated Sep 22, 2026)
Prologis / Transwestern (co-agency) — Ryan Patronella (Prologis) / Darryl Noon (Transwestern) · +1-713-613-6966 / +1-713-806-1447
Why it fitsBenchmark Class A infra profile for 'larger space' branch; Prologis life-sciences/BTS capability is closest any landlord comes to publishing a lab-conversion path; 14 docks + 28 ft clear
Unverified — broker verification needed
  • Power amperage (critical question)
  • Generator
  • HVAC
  • Exact rate
  • Suite carve-out flexibility
Source listing →
Industrial building exterior — 5713 Cunningham Rd, Lakes on Eldridge
#5

5713 Cunningham Road (Lakes on Eldridge)

5713 Cunningham Road, Houston, TX
Lakes on Eldridge (~2-3 mi from anchor - tightest Class B adjacency with published rate)
10/20
9,000 SF
Base size
$12.00
$ / SF / yr
$9000 (just under budget band)
$ / month (per listing)
Not published
Clear height
Published $12.00/SF/yr: 9,000 SF x $12 = $108,000/yr = $9,000/mo - just under budget band; $1,000-6,000/mo headroom for infra
View Listing ↗via LoopNet
Also onCrexiPropertySharkCommercialSearchCommercialCafeCityFeet
Crane-served warehouse — lab-equipment movingPower · unpublishedHVAC · unpublishedLoading · unpublishedAvail · For rent (open)
CommercialSearch/CommercialCafe listing — Not captured - broker call required · phone not published
Why it fitsBest published-rate adjacency story - 2-3 mi from anchor at $9,000/mo for 9,000 SF
Unverified — broker verification needed
  • Power
  • Loading
  • Clear height
  • Availability timing
  • Broker contact - all specs unverified, broker call required before client presentation
Source listing →
16802 Barker Springs Rd
16802 Barker Springs Rd, Houston, TX 77084
9,316 SF
Rate withheld— comped in rate math
No photo published — typographic card
#6

16802 Barker Springs Rd (Energy Corridor sublease)

16802 Barker Springs Rd, Houston, TX 77084
Energy Corridor / Park Ten corridor
10/20
9,316 SF
Base size
Withheld
$ / SF / yr
$8539-10092 (comp range)
$ / month (per listing)
Not published
Clear height
Withheld. Comp ~$11-13/SF/yr: 9,316 SF x $11-13 = $102,476-121,108/yr = $8,539-10,092/mo (budget band at low end)
View Listing ↗via LoopNet
Also onShowcaseCityFeetCrexi
Sublease through 9/30/2027 — structurally short (~1 yr remaining)Power · unpublishedHVAC · unpublishedLoading · publishedAvail · Sublease through September 30, 2027 (~1 yr remaining - likely to…
NAI Robert Lynn — Carter Holmes · 713-417-5447
Why it fitsDock + drive-in confirmed in EC core; rate in budget band at low end
Unverified — broker verification needed
  • Rate
  • Power
  • HVAC
  • Generator
  • 24/7
  • Sublease term only to 9/30/2027 vs 3-5 yr ask - structurally short
Source listing →
Aerial — Clay Campbell Business Park warehouse complex with truck courts and trailers, 9500-9540 Clay Rd
#7

9500-9540 Clay Rd, Unit 9506 (Clay Campbell Business Park)

9500-9540 Clay Road, Houston, TX 77080
NW Houston / Clay Rd corridor (~10-12 driving mi)
10/20
19,950 SF
Base size
Withheld
$ / SF / yr
$16193-21613 (comp range, whole unit over band
$ / month (per listing)
23 ft
Clear height
Not published. At NW Houston industrial avg $13/SF: 19,950 x $13 = $259,350/yr = $21,613/mo (over); at Houston avg $9.74: 19,950 x $9.74 = $194,313/yr = $16,193/mo (borderline). A 14,000-16,000 SF carve fits $10-15k/mo at market
View Listing ↗via Link Logistics (landlord)
Also onCityFeetLoopNet (property page)
CoStar-family listings delisted — Link Logistics landlord page is the live sourcePower · unpublishedHVAC · unpublishedLoading · 4 docks · 100 ft truck courtAvail · Existing/available (Link Logistics listing live)
Link Logistics (Link+ platform) — Property page contact form · phone not published
Why it fits100 ft truck-court depth + 4 docks + 23 ft clear + 2,950 SF office = complete truck-maneuvering profile at mid-size; Link publishes full unit spec tables
Unverified — broker verification needed
  • Power
  • HVAC
  • Generator
  • Rate
  • Divisibility
  • 24/7
  • Overnight/carrier restrictions
Source listing →
Office-industrial building entrance — 9450 Clarewood Dr, Chinatown/Sharptown
#8

9450 Clarewood Drive

9450 Clarewood Drive, Houston, TX
Chinatown/Sharptown (west, ~5-6 mi south of anchor)
9/20
18,750 SF
Base size
$9.00
$ / SF / yr
$14063 (fits budget at top end)
$ / month (per listing)
Not published
Clear height
Published $9.00/SF/yr: 18,750 SF x $9 = $168,750/yr = $14,063/mo - fits the $10-15k/mo budget at the top end
View Listing ↗via Crexi
Also onCommercialCafeHARPropertySharkLandPark (owner/manager)
Power · unpublishedHVAC · unpublishedLoading · unpublishedAvail · For rent
CommercialCafe listing (West Houston page) — Not captured · phone not published
Why it fitsOnly other published-rate listing (besides 15330 Park Row) landing inside budget band at whole-building scale
Unverified — broker verification needed
  • Power
  • Loading
  • HVAC
  • Parking
  • Availability timing
  • All structural specs - detail page fetch failed
Source listing →
Industrial building exterior — metal-sided building, Theall Business Park
#9

6702 Theall Rd

6702 Theall Rd, Houston, TX 77066
Gulfton/Braes Bayou (~7 mi south)
9/20
6,000 SF
Base size
$12.00
$ / SF / yr
$6000 for 6,000 SF
$ / month (per listing)
Not published
Clear height
Published $12.00/SF/yr: 6,000 SF x $12 = $72,000/yr = $6,000/mo; 8,000 SF x $12 = $96,000/yr = $8,000/mo
View Listing ↗via LoopNet
Also onShowcaseCrexiJLS Real Estate (broker)CityFeet
Power · unpublishedHVAC · unpublishedLoading · unpublishedAvail · For rent
Showcase listing — Not captured · phone not published
Why it fitsPublished rate under budget at Class B size with maximum TI headroom; weaker adjacency, no published specs
Unverified — broker verification needed
  • Power
  • Generator
  • HVAC
  • Loading
  • Parking
  • Broker contact
Source listing →
Aerial — industrial park with white warehouse buildings, North Eldridge Industrial Park
#10

North Eldridge Industrial Park

6016 N Eldridge Parkway, Houston, TX
Lakes on Eldridge (~2-3 driving mi - tightest Class B adjacency)
8/20
47,800 SF
Base size
Withheld
$ / SF / yr
Not published
$ / month (per listing)
None published
Clear height
Not stated (new delivery - quote-based)
View Listing ↗via LoopNet
Also onCrexiCommercialSearchCommercialCafePropertyShark
Power · unpublishedHVAC · unpublishedLoading · unpublishedAvail · New delivery 2026 (quote-based)
CommercialCafe listing (detail page failed - call via contact form) — Not captured · phone not published
Why it fitsNewest industrial product near the anchor (2026); highest-value unverified candidate - best 'unknown upside' in harvest
Unverified — broker verification needed
  • Everything structural - detail page fetch failed twice; rate quote-based; power/HVAC/loading/parking all unpublished
Source listing →
07 — Spec Index
The buildings with published specs

Spec documentation is the scarcest data in this harvest. Only two in-radius listings publish heavy power (7310 West Rd, 15720–15740 Park Row). Generator backup is published nowhere. Green = published · Red = unpublished — an absence of data, not a judgment on the building.

PropertyPowerHVACLoadingClear height
7310 West Rd (West Rail Industrial Center)
7310 West Rd, Houston, TX 77086
 480V / 3-phase / 400A unpublished 4 docks + 30K lb pit levelers 20 ft
15720-15740 Park Row (Park Ten Business Park)
15720-15740 Park Row, Houston, TX 77084
 480V 3-phase unpublished 4–16 docks / 1–6 drive-ins 18-20 ft
6356 Clara Rd (Prologis Park West by Northwest 26)
6356 Clara Road, Houston, TX 77041
 unpublished unpublished 14 dock-high + 2 grade doors 28 ft
9500-9540 Clay Rd, Unit 9506 (Clay Campbell Business Park)
9500-9540 Clay Road, Houston, TX 77080
 unpublished unpublished 4 docks · 100 ft truck court 23 ft
6500 Long Point Rd, Suite 304 (Long Point Business Center)
6500 Long Point Rd, Houston, TX 77055
 unpublished unpublished 7 docks + 2 drive-ins, fenced court 22 ft 6 in (both suites)
6600 Long Point Rd, Suite 101 (Long Point Business Center)
6600 Long Point Rd, Houston, TX 77055
 unpublished unpublished 3 docks + ramp + pit leveler 22 ft 6 in (park-wide per Colliers listing)
3130 Rogerdale Rd (Westchase Business Park)
3130 Rogerdale Rd, Houston, TX 77042
 unpublished air-conditioned warehouse unpublished 12 ft (3130 suite, LoopNet)
16820 Barker Springs Rd (Park 10 Business Center)
16820 Barker Springs Rd, Houston, TX 77084
 unpublished unpublished unpublished unpublished
16802 Barker Springs Rd (Energy Corridor sublease)
16802 Barker Springs Rd, Houston, TX 77084
 unpublished unpublished published unpublished
15330 Park Row
15330 Park Row, Houston, TX 77084
 unpublished unpublished 1 drive-in bay 12-24 ft (range across building - verify suite-specific clear on tour)
16840 Clay Rd flex-industrial
16840 Clay Rd, Houston, TX 77084
 unpublished unpublished grade-level loading 20 ft (LoopNet/PropertyShark; Aspire lists 14 ft on some bays - mixed vintage)
16203 Park Row (Techniplex Business Center)
16203 Park Row, Houston, TX 77084
 unpublished "lab-type spaces" marketed 8 drive-in doors (building) 12 ft
16155 & 16115 Park Row (Technipark Ten)
16155 & 16115 Park Row, Houston, TX 77084
 unpublished unpublished separate loading areas 12 ft (LoopNet listing snippet)
1304 Langham Creek Drive (Park 10 Energy Corridor)
1304 Langham Creek Drive, Houston, TX 77084
 unpublished unpublished unpublished unpublished
Black Label 1520 FM 1960 Pkwy Bldg A
OUTSIDE radius ~20–25 mi — spec template only
 480V/3-phase/1,000A unpublished 4× 14'×16' grade doors · fenced/gated · crane-ready 32'
East End Maker Hub
Houston lab benchmark — NOT Energy Corridor
 up to 4,000-amp service unpublished nine semi-truck docks unpublished

Read-through: only 7310 West Rd and 15720–15740 Park Row publish heavy power inside the radius. Generator backup is published nowhere. Loading documentation is the strongest spec category in the harvest (Prologis 6356 Clara and 9500 Clay Rd lead). HVAC/lab-exhaust is the weakest — 3130 Rogerdale’s “air-conditioned warehouse” is the only explicit conditioned-space claim. 7310 West Rd’s 480V/3-phase/400A + 4 docks/30K lb pit levelers is the negotiation template for the whole search.

08 — Data Gaps & Broker Call Sheet
The honest gaps — nothing here is invented

These gaps are why the critical path is broker verification, not availability. Each row is something public sources genuinely do not publish.

gapGenerator backup — published at ZERO of 87 candidates (landlord work-letter / tenant-capex negotiation everywhere)
gapHVAC lab exhaust / make-up air modifiability — published at ZERO listings (TI scope, not spec-sheet items)
gap24/7 building access — published at ZERO listings
gapOvernight / carrier restrictions — published at ZERO listings
gapFloor plans — not available online for any shortlisted property
gapRate transparency — withheld/contact for pricing on majority of EC-core candidates (16203 Park Row, 16155 Park Row, 1304 Langham Creek, 16223, 16820 Barker Springs)
gapPower amperage/phase unpublished on every EC-core candidate except 7310 West Rd (480V/3ph/400A) and 15720-15740 Park Row (480V 3-phase)
gapConflicting snapshots: 1304 Langham Creek (21,145 vs 25,998-26,969 SF), Technipark Ten (8,013 vs 13,864 SF), 16820 Barker Springs (Showcase vs LWS), Black Label Inverness amps (1,200A vs 600A), Horsepen Creek ($1.10 vs $0.09-0.10/SF/MO), Century Plaza ($0.04-0.42/SF/MO anomaly — unusable)
Ask every broker the same core list
Broker call sheet — organized by firm, mapped to the client’s “send us the following details” list
Stream Realty
Meg Zschappel · 888-589-8706 / 832-316-1053
16203 Park Row (lab-type 1,948 SF suite); 16820 Barker Springs; 16223 Park Row; Park Ten cluster
AskLab-type spaces — which buildings/zones have prior lab tenants? Exhaust venting precedent? Rate for 1,948 SF + 759 SF office; TI allowance; 24/7 access hours; parking reserved ratio
Colliers — Doug Pack / Sam Hansen
713-835-0050 · doug.pack@colliers.com / sam.hansen@colliers.com
1304 Langham Creek (divisible 971–26,969 SF); Technipark Ten 16155 & 16115 Park Row (8,013 SF divisible); 6600 Long Point (HAR listing)
AskZoning “I” — what lab/process uses are permitted? Suite-by-suite menu + rates; power per suite (LoopNet “Power Supply” field value); drive-in bay assignments; renewal option terms; snapshot SF conflict (8,013 vs 13,864)
Colliers Houston — Danny Rice
713-830-2134 · danny.rice@colliers.com
3130 Rogerdale (air-conditioned warehouse)
AskConfirm live availability of 3,415 SF conditioned suite; is the A/C warehouse zoned for lab equipment heat loads? Power amperage; rate
Colliers – The Woodlands
HAR #41258381 / Colliers usa1143773
7310 West Rd — West Rail Industrial Center
AskGenerator exists? 400A/480V 3ph panel — spare capacity for lab loads? ±2,000 SF office slice — can it be leased separately? Rate for whole building vs office slice; 7401 Railhead Ln combined-offering terms; insulated warehouse HVAC provisions; 24/7 access (single-tenant); overnight carrier windows
EQT Real Estate — Lexie Curry
281-635-4548
15720–15740 Park Row (480V 3-phase, shell, Jan 2027)
Ask480V 3-phase — amperage? Shell TI allowance / landlord work letter for lab HVAC + exhaust; which building has which dock count; can occupancy accelerate before Jan 2027? Rate
Transwestern — Bean / Filippone / Jones
713-490-3784 / 713-270-3318 / 713-401-5190
6500 Long Point (Ste 301/304); 6600 Long Point (agency side); Laboratory + Life Sciences team — ask for lab-user referral channel
AskRates for 6500 suites; power at both buildings; gas service scope at 6600 (make-up air/heating precedent); fenced truck court access hours; Transwestern Houston Life Sciences Research Report H2 2026 — landlord appetite for lab TI
Prologis — Ryan Patronella; Transwestern — Darryl Noon
+1-713-613-6966 / +1-713-806-1447
6356 Clara Rd (Prologis WNW 26); Prologis Post Oak 3 & 4 (4400–4442 W 12th St, 4,062–9,600 SF avail now)
AskPower amperage at Clara Rd (400–800A typical — which one?); Prologis data-center/life-sciences build-to-suit process — can a 2,000–6,500 SF lab build-out be scoped? Rates for office slice + Post Oak suites; 24/7 park access
Aspire CRE
(713) 440-8290
16840 Clay Rd (1,719–3,914 SF suites @ $9.75–11.50)
AskPower per suite; suite finish level (office-finished vs shell); adjoining-suite take-down for expansion; 24/7 access; rate confirmation
NAI Robert Lynn — Carter Holmes
713-417-5447
16802 Barker Springs (sublease to 9/30/2027)
AskWill landlord grant a new direct lease if sublease term is too short? Dock/drive-in hours; power; rate
Fort — Ryan Young
281-584-3320
12654–12674 Goar Rd (published $11.00/SF)
AskRate confirmation; power/loading specs; drive time to EC anchor; lab-use precedent
Black Label Commercial Group
info@blacklabelcommercial.com · (936) 441-2610
1520 FM 1960 Pkwy Bldg A (480V/3ph/1,000A); 21430 Inverness Forest (amp conflict: 1,200A vs 600A)
AskRadius caveat (~20–25 mi — confirm client tolerance); resolve the amp conflict; generator availability; rates (unpublished)
CommercialCafe contact form / CommercialSearch
via listing pages
North Eldridge Industrial Park (6016 N Eldridge Pkwy, 2026-built); 5713 Cunningham Rd; 9450 Clarewood
AskSuite menu + rate for North Eldridge (highest-value unverified candidate); full specs for Cunningham/Clarewood (detail pages failed); divisibility questions
Link Logistics (Link+ platform)
property page contact form
9500–9540 Clay Rd Ste 9506 (19,950 SF, 100' truck court)
AskDivisibility to 14–16K SF; power amperage; rate; trailer parking exception (currently “No”); overnight carrier restrictions
09 — Methodology & Sources
How this analysis was built

Harvest

  • Two independent harvest passes, merged and deduped — 87 unique candidates scored, 21 shortlisted here (11 Class A 1,500–2,500 SF band; 10 Class B whole-building / large-suite).
  • Harvest 1: Yardi ILS network (CommercialCafe, PropertyShark, CommercialSearch) + Showcase.com (CoStar).
  • Harvest 2: spec-rich candidates from Colliers S3 flyer PDFs, Transwestern property pages, HAR.com commgate, Prologis/Link Logistics/Aspire/Black Label sites, press releases, LoopNet submarket aggregates (snippets), closed comps.
  • Dedupe rule: richer spec data from Harvest 2 merged with rate/broker data from Harvest 1; conflicting snapshots noted per property.
  • Scoring: 10-item rubric, 0–2 each, max 20. Generator scores 0 across the board because it is genuinely unpublished market-wide — recorded as a data fact, not a quality judgment.

Caveats

  • All rents are asking rents unless flagged as closed comps. Withheld rates comped at published submarket averages (EC industrial $11/SF; EC flex $15/SF; Houston industrial $9.74/SF; park-level comps where available e.g. $8.40/SF Long Point, $11/SF Goar Rd) — every comp range shown in the rate-math line. A comp range is an estimate, not a quote.
  • Distances approximate — straight-line from anchor (lng −95.63, lat 29.76) × ~1.3 road factor, cross-checked against drive-time notes. Black Label FM 1960 (~20–25 mi) and Humble 2323 S Houston Ave (~25+ mi) flagged outside radius.
  • Specs marked “unpublished” are honestly absent from public sources — not implied deficient, simply unverified.
  • Floor plans not available online for any shortlisted property — all require broker distribution.

Sources blocked during harvest

  • LoopNet direct (Cloudflare — snippets only)
  • Crexi direct (Cloudflare — snippets only)
  • CoStar/Showcase detail flakiness
  • Colliers.com individual property pages (Cloudflare bot wall — recovered via S3 flyer PDFs)
  • JLL property feed (empty)
  • Most commercialcafe.com detail pages (~50% flaky — index-page listing cards salvaged)

Colliers.com individual pages recovered via S3 flyer PDFs (richest Colliers spec source); loopnet/crexi data harvested via search snippets; commercialcafe detail pages ~50% flaky — index-page listing cards salvaged.

Top candidate source URLs

16203 Park Rowhttps://www.showcase.com/16203-park-row-houston-tx-77084/31546965/
7310 West Rdhttps://www.har.com/commgate/listing-detail/7310-west-rd-houston-tx-77086/41258381
15330 Park Rowhttps://www.largewarehousespace.com/listings/view/vrjyv/15330-park-row
6600 Long Point Rdhttps://www.har.com/commgate/listing-detail/6600-long-point-rd-houston-tx-77055/39983741
15720-15740 Park Rowhttps://www.showcase.com/15740-park-row-houston-tx-77084/27992774/

Listing links — v2

  • Every shortlisted property now carries a View Listing button plus alternate-portal chips, harvested address-matched from LoopNet, Crexi, Colliers, Transwestern, CityFeet, PropertyShark, CommercialCafe/CommercialSearch, HAR, Showcase, landlord sites, and broker flyer PDFs.
  • Listing links verified via address-matched search evidence; LoopNet/Crexi block automated fetching but links open normally in a browser.
  • Material flags surfaced as card chips: sublease terms (16223 Park Row exp 1/31/2030; 16802 Barker Springs exp 9/30/2027), 24-hour access (4901 Milwee — the harvest's only portal-published 24/7 datapoint), in-building lab suite (16203 Park Row — 3,100 SF Lab 100% AC per CityFeet/CoStar), crane-served loading (5713 Cunningham), and availability conflicts (6500 Long Point Ste 304 — Colliers 'Leased' vs Transwestern Direct-New).
10 — Recommendation
Pursue three properties in parallel, in this order
1
fit 13/20 · the literal ask

Lead: 16203 Park Row — Techniplex Business Center

The only listing in 87 candidates that explicitly markets “lab-type spaces” at 1,948 SF with 759 SF office, in the Energy Corridor core, available now — with the best published parking ratio in the harvest (141 spaces ≈ 2.5/1,000 SF, directly relevant to the training-classroom use case) and the highest-income immediate trade area ($112,084 avg HH income within 3 miles). The Park Ten cluster adjacency (16155 Park Row zoning “I”, 1304 Langham Creek divisible, 16223/16820 Barker Springs) satisfies the expansion/ROFR requirement structurally — one tour day, one leasing ecosystem, three-to-five suite options in the same corridor. Even fully loaded at market flex rate + $10K/mo of infrastructure TI, total occupancy runs ~$12–13K/mo — inside the client’s budget.

Next actionCall Meg Zschappel at Stream Realty first: 888-589-8706. Verify before LOI: rate (withheld — comp $1,623–2,435/mo), electrical amperage/phase, generator (budget the $20K–$100K+ upgrade per the Link Logistics benchmark), HVAC/exhaust modifiability, 24/7 access hours.
2
fit 13/20 · the power-spec proof point

Parallel: 7310 West Rd — West Rail Industrial Center

The only in-radius listing with an explicit heavy-power spec: 480V/3-phase/400A (≈333 kVA ≈ 16 W/SF — adequate for analytical lab conversion per WareCRE benchmarks), plus four dock-high doors with 30K lb pit levelers + one ramp, fully insulated warehouse, 2024 roof, ±2,000 SF office slice at $10.80/SF, immediately available, single-tenant. Whole-building math ($20,700 SF × $10.80 ÷ 12 = $18,630/mo) is ~25% over the monthly band, but a ~16,000 SF carve-out lands exactly in the $10–15k/mo range. Single-tenant control maximizes the odds of winning the two negotiations published nowhere else: generator installation and 24/7 access.

Next actionCall Colliers – The Woodlands (HAR listing #41258381 / Colliers usa1143773). Use this property’s published specs as the negotiation template even if the client takes Park Row — every other landlord will be asked to match 480V/3ph/400A + pit-leveler docks.
3
fit 11/20 · whole-building at market

Budget-optimized alternative: 15330 Park Row

15,000 SF at $9.00/SF = $11,250/mo — the entire building inside the client’s monthly budget, in the Energy Corridor core, built 2006 (newer electrical/HVAC baseline than 1980s competitors), masonry, drive-in bay, 12'–24' clear. If the client’s budget is real and size-flexible, this is the highest-value structure available: occupy 2,000–3,000 SF as lab + office, hold the remainder as training classroom / future expansion / revenue sublease, and fund the full lab build-out from the $0–$3,750/mo of budget headroom plus the unused space. Companion value options just under budget: 6600 Long Point Ste 101 (13,500 SF, $8.40/SF = $9,450/mo, 3 docks + pit leveler + gas available) and 5713 Cunningham Rd (9,000 SF, $12.00/SF = $9,000/mo, 2–3 mi from anchor — specs unverified, requires the call sheet first).

Next actionVerify power amperage, clear height per suite, and 24/7 access with the broker via Large Warehouse Space.
What NOT to lead with
6600 Long Point Ste 101 — tops the scoring matrix at 14/20
loading documentation + gas + budget fit + same-park expansion. It does not lead because it is Spring Branch, not Energy Corridor, and 1979-vintage Class C product is a weaker lab-readiness story than EC-core flex for an oil & gas analytical lab client. Tour it alongside the lead trio — if the client weights budget efficiency over submarket identity, this becomes the deal.
9450 Clarewood ($14,063/mo, 18,750 SF)
fits budget at the top end but zero published specs, Chinatown adjacency weaker for oil & gas clientele, and the size jump needs client appetite confirmation first.
16802 Barker Springs sublease
dock + drive-in in the EC core is attractive, but the sublease expires Sep 30, 2027 (~1 yr) vs the client’s 3–5 yr ask. Viable only as a bridge or if the landlord will grant a new direct lease.
Black Label FM 1960 / Inverness Forest (480V/1,000–1,200A)
the heaviest power specs found anywhere, but ~20–25 driving mi, likely outside radius. Present only if the client flexes distance; the spec text is still the negotiation template.
Bottom line for the client conversation
The budget is generous — 2–7× market for 2,000 SF — and that is good news if framed correctly: it funds the lab infrastructure (heavy power, exhaust/make-up air, generator, TI) that no listing publishes because it is landlord/TI scope, not spec-sheet scope. The market has immediate, EC-core, 2,000 SF lab-type space (16203 Park Row) and immediate, EC-core, budget-fitting whole buildings (15330 Park Row). The critical path is not availability — it is broker verification of power, HVAC exhaust modifiability, generator feasibility, and 24/7 access, which the call sheet above covers in one wave of calls. Recommend the client authorize those calls this week; every day of delay narrows the EC-core options.

Resource Realty

Justin Dees — Commercial Real Estate Broker

Houston, TX · Energy Corridor / West Houston / industrial & flex leasing

Confidential — prepared for client use only · October 5, 2026