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    • Brokers

    Christy Buck, Pearland, TX

    License ID: 0479838
    Years of Experience
    24
    Association
    Houston Association Of Realtors Inc

    Service Locations

    Contact details

    Phone:
    (832) 264-8934
    Office Address:
    1613 E 55th St, Chicago, IL 60615

    Performance

    Listings
    15
    Total transactions
    1,447
    Total transactions amount
    $469M
    Price range
    $312.7M - 703.5M
    Average price
    $469M

    Listings

    For Sale (15)

    View map
    • $300,000

      Highway 35 Commercial Land Parcel

      3-acre commercial land with highway frontage near Pearland, Texas.
      5350 Pearland Ave, Pearland, TX 77511
      View Details
    • $280,000

      Residential Lot in Pearland, Texas

      Expansive 0.917-acre residential lot in Pearland, Texas, for custom home.
      8909 Hawk Rd, Pearland, TX 77584
      View Details
    • $5,945,940

      Highway 35 Frontage Land

      9.1 acres on Highway 35 near Grand Parkway/99.
      00 Highway 35 N, Alvin, TX 77511
      View Details
    • $134,900

      Pearland Land Investment Opportunity

      Land for sale in Pearland, sold as-is.
      7223 Libby Ln, Pearland, TX 77584
      View Details
    • $500,000

      Prime Alvin Development Opportunity

      Two-acre tract suitable for business or residential development.
      899 Medic Ln, Alvin, TX 77511
      View Details
    • $1,100,000

      Cleared Land Near Sam Houston

      3.41 acres of cleared land ready for development.
      4242 Keith St, Pasadena, TX 77505
      View Details
    • $219,500

      Redevelopment Land in Manvel, Texas

      0.68+/- acre commercial land ready for redevelopment.
      7234 Bissell Rd, Manvel, TX 77578
      View Details
    • $325,000

      Corner Lot Ready for Development

      0.57-acre corner lot in Pearland with high visibility.
      16622 Mclean Rd, Pearland, TX 77584
      View Details
    • $1,624,536

      Vacant Corner Lot in Pearland

      2+/- acre corner lot ready for development in Pearland.
      Bailey Rd / Masters Rd, Pearland, TX 77584
      View Details
    • $2,200,000

      Friendswood Land for Commercial Development

      4+ acre land parcel in prime Friendswood location.
      2304 Old Rd, Friendswood, TX 77546
      View Details
    • $3,211,560

      97.32 Acres Agricultural Land Manvel

      97.32 acres of agriculture-exempt land in rapidly developing Manvel.
      - Cr 397 Belcher Rd, Manvel, TX 77578
      View Details
    • $2,361,000

      Prime Commercial Land on Highway

      20+ acre commercial land in rapidly growing Manvel, Texas.
      Highway 6, Manvel, TX 77578
      View Details
    • $525,000

      Land in Developing Area

      6-acre land parcel with frontage on FM 1128.
      4101 Fm 1128 Rd, Pearland, TX 77584
      View Details
    • $225,000

      Land in Developing Manvel

      Two acres in Manvel with mature oak trees.
      00 Belcher Rd - Crk 397 Rd, Manvel, TX 77578
      View Details
    • $1,100,000

      Cleared Land Near Sam Houston

      3.41 acres of cleared land ready for development.
      4242 Keith St, Pasadena, TX 77505
      View Details

    Leases and Sales on Map

    • For Sale

    Properties for sale

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    Christy Buck, Pearland, 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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    Christy Buck, Pearland, TX
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