Small-bay contractor flex
Thirty drive-in bays of 1,500 to 2,000 SF on 3.25 owned acres at Haley Rd and Domino Rd, 2.5 miles south of US 290. Built for the trades that service the fastest-growing county in Texas.
Five buildings, 30 bays, two road entrances
33672 Haley Rd, Waller, TX 77484. The corner of Haley Rd and Domino Rd in unincorporated Waller County.
- Land
- 3.25 acres, bought all cash in July 2026. No land loan. Surveyed, replatted, and issued a county address in September 2026.
- Product
- Pre-engineered metal buildings. Every bay gets a drive-in overhead door, a small office, a restroom and a reserved space out front. 90 parking spaces on site.
- Tenant
- Trade contractors first: HVAC, plumbing, electrical, landscape, pool, remodelers. Service businesses and nearby residents behind them.
- Site
- No zoning. Entrances on Domino Rd and Haley Rd. On-site well, septic, stormwater storage and fire water.
| Building | Area | Bay size | Bays |
|---|---|---|---|
| 1 and 2 | 10,620 SF each | 1,770 SF | 12 |
| 3 | 12,000 SF | 2,000 SF | 6 |
| 4 and 5 | 9,000 SF each | 1,500 SF | 12 |
| Total | 51,240 SF | 1,708 avg | 30 |
The plan is the ceiling, not a guarantee. Final bay count follows the septic evaluation and the county's fire review.
Houston's growth is running northwest
It runs up US 290 and lands in Waller County, where it meets new employers and thousands of new rooftops. Every new home brings HVAC, plumbing, electrical, pool, landscape and remodeling work, and those trades now run from driveways and storage units.
County population growth, 2024 to 2025. First in Texas.
Homes planned in the county. About 5,500 lots approved within 8 miles, mostly not yet built.
To Daikin's 4.2 million SF Texas Technology Park.
Vehicles a day on US 290 in western Waller County.
Where the other listed spaces on the Waller and Hockley corridor start. These bays are 1,500 to 2,000 SF.
- Contractors. A shop, a door a truck fits through, and a place to park it, ten minutes from the job.
- Residents. HOA lots ban boats, trailers and work vehicles. Eight master-planned communities sit within 8 straight-line miles of the site, from Beacon Hill at 3.4 miles to Jubilee at 7.9.
Sources: U.S. Census Bureau Vintage 2025; Waller County EDC; developer and HAR community pages; TxDOT traffic counts. Lot counts are developer-announced.
Land is in. Feasibility is next.
Done so far: land bought and deed recorded, boundary survey, title work, replat, county 911 address, and a conceptual site plan from a civil designer.
Feasibility
NowSeptic evaluation, county pre-development meeting, fire marshal, topo and civil.
Price and permits
NextDesign-build guaranteed maximum price, building and driveway permits, lender terms.
Build
Target start 2027About 12 months. Pre-leasing opens at groundbreaking.
Lease up
After deliveryBays delivered and leased to local trades and service businesses.
Plainly: engineering, permits, a construction contract and financing are not in place yet. This is a project in pre-development on land that is already owned.
Building the team for the build
If you finance, build or operate small-bay industrial, I would like to hear from you. Project materials and the data room (deed, survey, title, site plan, underwriting) are available on request.
Construction lenders
Comfortable with an unincorporated county site, land contributed in first position, and a guaranteed price before closing.
Co-GP and JV partners
Someone who has taken a small-bay park from dirt to lease-up and wants to co-sponsor the next one.
Design-build contractors
Metal-building contractors who have delivered this product. Five buildings on a flat, cleared site with a conceptual plan in hand.
Operators one park ahead
Lease-up pace, tenant mix, what you would build differently. Happy to trade notes and buy lunch.
Need a bay in Waller?
The pre-lease interest list is open. Tell me your trade, the size you need and when you need it. What you ask for now shapes what gets built.
- 1,500, 1,770 and 2,000 SF bays
- 12 x 14 ft drive-in door, 20 ft eave
- Office and restroom in every bay
- Reserved space at your door, plus common parking
- Gated and lit
Vipparla Capital
Sai Vipparla, Managing Member. Sai runs Greenpark Compounding Pharmacy, a sterile and non-sterile compounding pharmacy that has served Houston physicians since 1992. Sterile compounding is regulated, zero-defect work, and that discipline is what he brings to development.
Through Vipparla Capital he owns and operates income real estate in Texas, including a rental in Beaumont he bought, renovated and leased, and a Houston renovation now under way. He bought the Waller tract all cash, after reading every recorded document on it. This is his first ground-up development, which is why the plan runs on a fixed construction price and partners who have built this product before.
- Civil and site planning. V Ballard Consulting, conceptual site plan delivered September 2026.
- Peer networks. Member of the Flex Space Network and the Small Bay Industrial Basecamp.
- Construction. Guaranteed price to be bid by design-build contractors who have delivered small-bay product.