For Sale — Retail / Office · Mixed-Use Strip

118 Shenandoah — 5,600 SF

118 Shenandoah, Shenandoah, TX 77381 · Adjacent to The Woodlands · I-45 Proximity · 0.52 Acres

$1,680,000

Asking Price

5,600 SF

Building

~$300/SF

Price per SF

0.52 Acres

Lot Size

Month-to-Mo.

Current Tenant

Shenandoah

Market

Property Overview

5,600 SF in a high-traffic mixed-use strip at 118 Shenandoah, Shenandoah TX 77381 — a premium commercial address steps from I-45 and directly adjacent to The Woodlands market. The 0.52-acre lot provides ample parking, which is a genuine differentiator in this densely developed commercial district.

A current tenant is in place on a month-to-month lease, providing immediate income while preserving maximum flexibility for the buyer to renegotiate at market, reposition the space, or occupy directly. The mixed retail/office configuration is adaptable to a wide range of tenant types including professional services, medical, boutique retail, or specialty businesses.

Shenandoah is a proven commercial market embedded within the broader Woodlands trade area — one of the strongest suburban commercial markets in the Houston MSA. This is a direct listing with Pablo, Lewis Walker, and Gabriela Duran at Texas Glocal Partners.

Pablo Uriegas

Pablo's Take

"A Shenandoah address with a month-to-month tenant is exactly what a savvy investor wants — immediate income with the ability to move when the time is right. This is an established market, an established location, and a price that reflects the quality of the address."

$1,680,000Asking price (~$300/SF)

5,600 SFRetail/office, mixed-use strip configuration

0.52 AcresAmple parking — rare in this dense submarket

Month-to-Mo.Tenant in place — income now, flexibility later

I-45 / ShenandoahAdjacent to The Woodlands trade area

Shenandoah, TXPremium suburban commercial address

Investment Highlights

5,600 SF in a high-traffic mixed-use strip near I-45 in Shenandoah — steps from The Woodlands market
0.52-acre lot with ample parking — a real differentiator in this dense commercial district
Current tenant in place (month-to-month) — immediate income with full repositioning flexibility
I-45 proximity and Shenandoah address — premium location in a proven, high-demand trade area
Versatile retail/office configuration — professional, medical, boutique retail all viable
$1,680,000 / ~$300/SF — consistent with comparable assets in this prime Woodlands-adjacent submarket
Established commercial strip with long-standing tenancy pattern and strong foot traffic
Direct listing — Pablo, Lewis Walker, and Gabriela Duran on this deal

Underwriting Considerations

Month-to-month tenant — no long-term income lock-in

Provides flexibility to renegotiate at market rates, bring in a higher-credit tenant, or occupy directly — not a locked-in below-market structure

Mixed retail/office use — tenant profile varies by condition and finish

Broad tenant demand in Shenandoah market; service, medical, and professional users all active in this location type; ask Pablo for current lease comps

At ~$300/SF, pricing reflects the Shenandoah premium — not a value-add entry

Buyer underwrites to in-place and achievable rents; Pablo can provide current comparable lease data in the Shenandoah/Woodlands submarket upon request

Older strip configuration — may benefit from cosmetic refresh for top-tier tenancy

Cosmetic investment in this location typically yields outsized lease premium in a supply-constrained submarket; location quality supports the investment

"This is a Shenandoah address at a price that reflects the market. A month-to-month tenant gives the buyer optionality — collect income now, renegotiate when ready, or step in and own your space in one of the strongest suburban commercial locations in the Houston MSA. For investors who understand what I-45 and Shenandoah mean for long-term hold value, this is a serious conversation."

Who Is This For?

Primary: Income investor seeking a well-located asset in The Woodlands/Shenandoah trade area with current income and flexibility to reposition. Month-to-month tenancy means the buyer controls the asset's next chapter from day one.

Secondary: Owner-user — a professional practice, boutique retailer, or service business ready to own their space in a premier I-45 corridor address. 5,600 SF with ample parking is a real occupancy opportunity in a dense, supply-constrained market.

Also consider if: You're in a 1031 exchange targeting a Woodlands-adjacent hold, or you're a local investor adding a proven, high-visibility asset to a Houston-area commercial portfolio.

Floor Plan

Full building layout with room dimensions

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118 Shenandoah — 5,600 SF

Property Overview

Property Package