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    Robert Graham, Willis, TX

    License ID: 466722
    Arrowstar Realty
    Years of Experience
    19

    Service Locations

    Contact details

    Performance

    Listings
    13
    Total transactions
    41
    Total transactions amount
    $18M
    Price range
    $293k - 659k
    Average price
    $439k

    Listings

    For Sale (9)

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    • Contact for pricing
      5,500 SF

      Conroe Industrial Warehouse

      Proposed 5,500-25,030 SF warehouse; prime location.
      3705 Hilltop Dr, Conroe, TX 77303
      View Details
    • $79,000

      4832 Moonlight Dr

      Land
      4832 Moonlight Dr, Willis, TX 77318
      View Details
    • $1,499,000
      16,329 SF

      I-45 Industrial Property - New Waverly, TX

      Two Warehouses, High Visibility, I-45 Frontage
      2745 I-45, New Waverly, TX 77358
      View Details
    • $1,149,900
      2.73 Acres

      Conroe Commercial Land - $1.15M

      2.73 Acres, Hwy 75 Access, High Traffic
      447 Wally Wilkerson Pkwy, Conroe, TX 77303
      View Details
    • $6,521,294
      171.61 Acres

      US 59 Highway Commercial Land

      171 Acres, High Visibility, Mixed-Use Potential
      171 Acres Us-59, Shepherd, TX 77371`
      View Details
    • $450,000
      0.78 Acres

      Eastex Freeway Commercial Land

      High-traffic Houston land, prime location.
      14115 Eastex Freeway Service Road Dr, Houston, TX 77032
      View Details
    • $2,300,000
      69.00 Acres

      Willis, TX: 44+ Acres Unrestricted Land

      Prime Willis acreage, unrestricted use, near I-45.
      0 44.8+/- Acres Fm 1097, Willis, TX 77378
      View Details
    • $2,100,000
      4.90 Acres

      4.9 Acres Houston Commercial Land

      Prime Houston acreage, ideal development.
      0 Schroeder Rd, Houston, TX 77070
      View Details
    • $839,000
      2.63 Acres

      Hilltop Commercial Land - Conroe, TX

      2.6 Acres, Owner Financing Available
      0 Hilltop Dr, Conroe, TX 77303
      View Details

    For Lease (4)

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    • $13 SF/Yr
      6,250 SF

      Willis Flex Space Available Now!

      Brand new flex space, 1,250-5,000 SF
      1722 Cargill Dr, Willis, TX 77378
      View Details
    • $11 SF/Yr
      25,030 SF

      Hilltop Drive Industrial Warehouse

      Conroe, TX warehouse space for lease/sale.
      3705 Hilltop Dr, Conroe, TX 77303
      View Details
    • $17 SF/Yr
      6,885 SF

      Walden Road Retail Space For Lease

      High-Visibility Retail Space in Montgomery, TX
      15450 Walden Rd, Montgomery, TX 77356
      View Details
    • $6,000 /Mo
      1,125 SF

      Executive Suites Conroe, TX

      Prime Office Space, 117-1125 sq ft
      303 Longmire Rd, Conroe, TX 77304
      View Details

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    Robert Graham, Willis, 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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    Robert Graham, Willis, TX
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