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    Michelle Soderberg, Magnolia, TX

    License ID: 505655
    Michelle Mathenia Soderberg
    Association
    Houston Association Of Realtors Inc

    Service Locations

    Contact details

    Phone:
    (713) 830-4005
    Office Address:
    102 Aberdeen Ct, Montgomery, TX, 77316

    Performance

    Listings
    12

    Listings

    For Sale (12)

    View map
    • $811,000
      0.98 Acres

      Conroe Commercial Land: 0.98 Acres

      Prime Conroe commercial lot, ideal for retail or gas station.
      0 Airport Rd, Conroe, TX 77301
      View Details
    • Contact for pricing
      413.59 Acres

      Prime 413-Acre Ranch Tract in Willis, TX

      Exceptional Commercial Ranch Land Near The Woodlands
      0 7 Coves Rd, Willis, TX 77303
      View Details
    • $1,483,720
      53.00 Acres

      Prime Plantersville Commercial Land

      53 Acres, Excellent Location, $28k/Acre
      0 Phillips Rd, Plantersville, TX 77363
      View Details
    • Contact for pricing

      20.18 Acres Development Site

      Development site with income from long-time tenant through 2027.
      38839 Spur 149 Rd, Magnolia, TX 77354
      View Details
    • Contact for pricing

      Land for Sale in Plantersville

      52.99 acres in Grimes County, outside floodplain.
      Phillips Rd, Plantersville, TX 77363
      View Details
    • Contact for pricing

      Prime Development Land in Sugar Land

      42-acre infill site in Telfair Master Planned Community.
      Chatham Ave, Sugar Land, TX 77479
      View Details
    • Contact for pricing

      Unrestricted Land Near Woodlands Hills

      413.59 acres of unrestricted land near major developments.
      7 Cvs Rd, Conroe, TX
      View Details
    • $3,672,094

      Conroe Land for Residential, Industrial

      41.1218 acres in Conroe, ideal for residential & industrial.
      Airport Blvd, Montgomery, TX
      View Details
    • $811,000

      Conroe Land with Road Frontage

      0.98 acre commercial land with city utilities available.
      Airport Rd, Conroe, TX 77301
      View Details
    • Contact for pricing

      Richmond Land with Development Potential

      Versatile land near Grand Parkway suitable for various developments.
      Madden Rd, Richmond, TX 77407
      View Details
    • Contact for pricing

      Magnolia Development Site with Rentals

      9.05 acres with three rental units near SH 249.
      26629-26633 Decker Pr Rosehill Rd, Magnolia, TX
      View Details
    • Contact for pricing

      Shadow Creek Ranch Development Site

      11.88 acre development site with high-traffic visibility.
      13413 Shadow Creek Pkwy, Pearland, TX 77584
      View Details

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    Michelle Soderberg, Magnolia, 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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    Michelle Soderberg, Magnolia, TX
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