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    Layne Muegge, Wharton, TX

    License ID: 0566769
    C E Muegge Real Estate
    Years of Experience
    15
    Association
    Texas Association Of Realtors

    Service Locations

    Contact details

    Phone:
    (832) 387-8525
    Office Address:
    213 N Richmond Rd, Wharton, TX, 77488

    Performance

    Listings
    11
    Total transactions
    83
    Total transactions amount
    $28M
    Price range
    $225k - 506k
    Average price
    $337k

    Listings

    For Sale (11)

    View map
    • $275,000

      East Bernard 10-Acre Homesite

      10 acres in East Bernard School District with light restrictions.
      000 S County Road 267, Eagle Lake, TX 77434
      View Details
    • $286,000

      East Bernard Homesite with Agricultural Views

      10-acre homesite in East Bernard School District with light restrictions.
      2523 S County Road 267, Eagle Lake, TX 77434
      View Details
    • $1,040,400

      60 Acres Ranch or Development

      60+ acres suitable for ranch or development in Needville.
      00 County Rd, Guy, TX 77444
      View Details
    • $35,000

      Wharton County Wooded Land

      Wooded property perfect for a country homesite or hunting.
      234 County Rd, Wharton, TX 77488
      View Details
    • $520,000

      20 Acres Near Grand Parkway

      20 acres with development potential near future Grand Parkway.
      00 County Road 192, Liverpool, TX 77577
      View Details
    • $408,392

      20 Acres Ranch Ready Land

      20+ acre ranch land in Needville School District.
      000 County Rd, Guy, TX 77444
      View Details
    • $159,900

      Prime Commercial Land in Kendleton

      0.7554-acre commercial tract with frontage on Hwy 59.
      Us-59, Kendleton, TX 77451
      View Details
    • $225,000

      Versatile 10-Acre Tract For Sale

      10 acres with pasture, woods, barn, and bonus building.
      182 Amy Ln, Boling, TX 77420
      View Details
    • $1,104,969

      Prime Land for Development

      1.81-acre tract suitable for various commercial developments.
      00 Williams Way Blvd, Richmond, TX 77469
      View Details
    • $232,585

      Scenic Boling Acreage For Sale

      Rolling acreage ideal for a country dream home in Boling.
      Amy Ln, Boling, TX 77420
      View Details
    • $652,500

      43.5 Acres Near Interstate

      Versatile land tract with river access and development potential.
      000 Ora Lee Rd, East Bernard, TX 77435
      View Details

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    Layne Muegge, Wharton, 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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