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    • Brokers

    Andrea Curran, Cypress, TX

    License ID: 0676810
    Years of Experience
    7
    Association
    Houston Association Of Realtors Inc

    Service Locations

    Contact details

    Phone:
    (832) 707-4900
    Office Address:
    18010 Mueschke Rd, Cypress, TX, 77433

    Performance

    Listings
    11
    Total transactions
    438
    Total transactions amount
    $163M
    Price range
    $158.4k - 1.8M
    Average price
    $372k

    Listings

    For Sale (11)

    View map
    • $7,635,088

      Sour Lake Development Opportunity

      Land with rail access, pipeline corridor, and high voltage lines.
      000680 Highway 105, Sour Lake, TX 77659
      View Details
    • $16,000,000

      Prime Development Land in Sour Lake

      Large acreage near Beaumont with development potential and highway access.
      00001 Highway 105, Sour Lake, TX 77659
      View Details
    • $7,522,807

      Sour Lake Development Opportunity

      Unique development opportunity in Sour Lake, Texas with multiple uses.
      00003-670 Highway 105, Sour Lake, TX 77659
      View Details
    • $160,000

      Hardin County Land Opportunity

      Versatile 15-acre tract ideal for recreation or homesite.
      00000 Langham Rd, Kountze, TX 77625
      View Details
    • $1,200,000

      125 Acres Near Sour Lake

      125 acres suitable for residential development or private homesites.
      06 Highway 105, Sour Lake, TX 77659
      View Details
    • $2,310,000

      140 Acres Near Sour Lake

      140-acre tract suitable for residential development or private homesites.
      07 Old Beaumont Rd, Sour Lake, TX 77659
      View Details
    • $1,350,000

      135 Acres Near Sour Lake

      135 acres ideal for residential development or private homesites.
      04 Highway 105, Sour Lake, TX 77659
      View Details
    • $1,250,000

      120 Acres Near Sour Lake

      120 acres outside Sour Lake, TX, ideal for development.
      05 Highway 105, Sour Lake, TX 77659
      View Details
    • $3,500,000

      Ag-Exempt Acres for Agricultural Use

      40 acres with cross-fenced pastures, wells, and barndo.
      15610 Penick Rd, Waller, TX 77484
      View Details
    • $2,208,000

      138 Acre Tract Near Beaumont

      138 acres suitable for residential development or private homesites.
      08 Old Beaumont Rd, Sour Lake, TX 77659
      View Details
    • $1,208,000

      Wooded Acreage Near Sour Lake

      151 acres of wooded land suitable for hunting/recreation.
      09 Old Beaumont Rd, Sour Lake, TX 77659
      View Details

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    • For Sale

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    Andrea Curran, Cypress, TX
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    Andrea Curran, Cypress, TX
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