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    Patricia Mcculley, Livingston, TX

    License ID: 0370334
    Years of Experience
    41
    Association
    Houston Association Of Realtors Inc

    Service Locations

    Contact details

    Phone:
    (936) 327-9680
    Office Address:
    321 W Church St Ste C, Livingston, TX, 77351

    Performance

    Listings
    15
    Total transactions
    160
    Total transactions amount
    $38M
    Price range
    $29k - 975k
    Average price
    $238k

    Listings

    For Sale (14)

    View map
    • $769,000
      1,804 SF

      Barndominium with Guest Cottage on Acreage

      Barndominium with guest cottage on 17.71 acres near Lake Livingston.
      835 Stutts Hill Rd, Livingston, TX 77351
      View Details
    • $749,900
      1,804 SF

      Barndominium with Guest Cottage on Acreage

      Barndominium with guest cottage on 17.71 acres near Lake Livingston.
      835 Stutts Hill Rd, Livingston, TX 77351
      View Details
    • $875,000
      14,220 SF

      Livingston Office Building For Sale

      Office building with established tenants and canopy, for sale.
      2101 N Washington Ave, Livingston, TX 77351
      View Details
    • $1,700,000
      64,682 SF

      Retail Property with Income Potential

      Retail property with existing tenants and available space.
      1402 N Washington Ave, Livingston, TX 77351
      View Details
    • $1,749,900

      Commercial Land with Highway Frontage

      Commercial land with highway frontage and potential residential use.
      635 Pan American Dr, Livingston, TX 77351
      View Details
    • $903,100

      Highway Commercial Land For Sale

      Commercial land on high-traffic corner near Lake Livingston.
      8739 Us-190, Livingston, TX
      View Details
    • $1,495,000

      Lake Livingston Waterfront Event Venue

      4.64 acre Lake Livingston waterfront property with event facilities.
      10420 Us-190, Pointblank, TX
      View Details
    • $299,900

      Commercial Land on Pan American

      Commercial property suitable for building or apartments with owner financing.
      141 Pan American Dr S, Livingston, TX 77351
      View Details
    • $804,248

      Livingston Land For Sale

      Land available for purchase in Livingston, Texas.
      3963 Fm 2457, Livingston, TX 77351
      View Details
    • $1,495,000

      Lake Livingston Waterfront Land For Sale

      4.64 acres of lakefront land with utilities and improvements.
      10420 Us Highway 190 W, Pointblank, TX 77364
      View Details
    • $910,800

      91.08 Acres on Trinity River

      91.08 acre tract with Trinity River frontage for hunting/fishing.
      1800 County Rd, Goodrich, TX 77335
      View Details
    • $575,000

      38+ Acres Tree Farm

      Recognized tree farm with harvest-ready pines and pecan trees.
      13136 Fm 943, Livingston, TX 77351
      View Details
    • $599,000

      Highway Frontage Acreage in Livingston

      Acreage tract with highway frontage in a growing area.
      190 Tbd Us Hwy, Livingston, TX 77351
      View Details
    • $65,000

      Riverfront Lot in Taylor Lake

      Partially cleared, fenced lot with gazebo on Trinity River.
      Tbd Riv Rd, Livingston, TX 77351
      View Details

    For Lease (1)

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    • $750 /Mo
      750 SF

      Downtown Livingston Retail/Office Space

      750 SF retail or office space in downtown Livingston.
      321 W Church St, Livingston, TX 77351
      View Details

    Leases and Sales on Map

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    Patricia Mcculley, Livingston, 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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    Patricia Mcculley, Livingston, TX
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