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    Julian R. Cortinas, Houston, TX

    License ID: TEXASCORPORATEBROKERLICENSE565204
    Premier Realtors
    Years of Experience
    23
    Association
    Houston Association Of Realtors Inc

    Service Locations

    Contact details

    Phone:
    (832) 206-7501
    Office Address:
    5271 Memorial Dr Ste 110, Houston, TX, 77007

    Performance

    Listings
    13
    Total transactions
    23
    Total transactions amount
    $5M
    Price range
    $145k - 326k
    Average price
    $217k

    Listings

    For Sale (13)

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    • Contact for pricing
      12,869 SF

      Industrial Space Available For Lease

      Industrial property for lease in Houston, TX, with stabilized yard.
      1617 Isom St, Houston, TX 77039
      View Details
    • Contact for pricing

      Industrial Land Build to Suit

      20 to 81 acres available for industrial manufacturing/distribution.
      11000 City Park Central Ln, Houston, TX 77047
      View Details
    • Contact for pricing
      9,430 SF

      Retail Property in Port Lavaca

      Retail property available for sale in Port Lavaca, Texas.
      1401 W Main St, Port Lavaca, TX 77979
      View Details
    • Contact for pricing
      1,732,947 SF

      Angleton Land Near Highway 288

      39.78 acre surveyed land parcel in Angleton, Texas.
      1101 W Mulberry St, Angleton, TX 77515
      View Details
    • Contact for pricing

      Land Near Texas Medical Center

      Land suitable for mixed-use development near the Texas Medical Center.
      W Orem Dr, Houston, TX 77047
      View Details
    • Contact for pricing

      Mixed-Use Development Land For Sale

      10.6 acres suitable for mixed-use development near Texas Medical Center.
      13000 Cityscape Ave, Houston, TX
      View Details
    • Contact for pricing

      Industrial Development Site Available

      34.068 acre industrial development site with build to suit services.
      288 Access Thru West Orem, Houston, TX
      View Details
    • $750,000
      4,320 SF

      Office Flex Space For Rent

      Office and flex space available for immediate move-in.
      16628 Sea Lark Rd, Houston, TX 77062
      View Details
    • Contact for pricing

      HEB Anchored Development Opportunity

      81.3 acres suitable for mixed-use development near Texas Medical Center.
      11 City Park Dr, Houston, TX 77047
      View Details
    • Contact for pricing

      Manufacturing and Welding Facility

      Manufacturing facility with heavy concrete, offices, and stabilized yard.
      1617 Isom St, Houston, TX 77039
      View Details
    • Contact for pricing

      40 Acres on West Mulberry

      40 acres near schools and parks with utilities available.
      1101 W Mulberry St, Angleton, TX 77515
      View Details
    • Contact for pricing

      Orem Road Land Available

      Two mixed-use pads available near Texas Medical Center.
      1.92 Acres Orem Rd @ 4.5 Acres Cityscape Ave, Houston, TX 77047
      View Details
    • Contact for pricing

      Land Available in Houston, TX

      Land available for sale in Houston, Texas.
      12102 Almeda Rd, Houston, TX 77045
      View Details

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    • For Sale

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    Julian R. Cortinas, Houston, 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.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    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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    Julian R. Cortinas, Houston, TX
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