Opportunities like this are becoming increasingly difficult to find along the Gulf Freeway corridor. This ±9,000 SF industrial property offers a highly sought-after combination of building and yard on ±1.97 acres, making it ideal for owner-users, investors, or service-based operators looking for functionality and long-term upside. With its strategic location between League City Parkway and FM 646 and proximity to major demand drivers such as UTMB and MD Anderson, the property benefits from strong regional growth and accessibility. The existing improvements provide immediate usability, while the excess land offers flexibility for expansion, outdoor storage, or increased operational capacity. Given the limited supply of small industrial properties with yard in this submarket, this asset presents a compelling opportunity for both users and investors seeking a well-located, versatile property with strong future potential.