Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    1458 Fm-1458 Pattison, TX 77423

    View on Map
    Claim this Listing
    Loading data...
    Loading data...
    Loading data...
    For Sale
    $8,000,000

    525 acre agricultural land near Katy and Brookshire.

    Type:Land
    Lot size:
    525.00 Acres
    Added:
    Jan 26, 2026
    Days on Market:
    80
    Last Refresh:
    Mar 17 at 2:28 am

    Property Features for 1458 Fm-1458

    General Information

    Standard status
    Active
    Lot size
    525.00 Acres
    Property subtype
    Land

    Building Details

    Year Built
    1970

    We can help!

    Listing Contact
    Lawrence Jacobs

    Listing agent Lawrence Jacobs License #0462082

    Listing office Tyler Jacobs, Broker

    Listing date Jan 26, 2026

    Source Compass

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Tyler Jacobs, Broker

    Overview

    525 Acres Near Brazos River

    This property features 525 acres of well-drained land situated along the Brazos River. The land includes a pecan orchard, pastures, and wooded frontage. Located near Katy and Brookshire, the property offers access and an agricultural exemption. It presents long-term investment potential for future growth and diversified use opportunities.
    Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Gym & Fitness Center Food Market Storage Facility Grocery & Convenience Store HVAC Service Grocery & Convenience Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Pattison
    County
    Waller
    State
    Texas
    Longitude
    -96.00082
    Latitude
    29.829347

    Nearby Similar for Sale

    • $1,485,000

      Pattison, TX Vacant Land

      55 acre unrestricted land near Houston with water well.
      40499 Garrett Rd, Pattison, TX 77423
      View Details
    • $8,885,450
      3,411 SF

      Texas Farm with Pecan Trees

      335-acre Waller County farm retreat with multiple residences.
      2908 Robichaux Road, Pattison, TX 77423
      View Details
    • $1,175,000
      10,000 SF

      Equestrian Property Near Houston

      Equestrian property near Houston with lighted riding arena.
      00 Clapp, Pattison, TX 77423
      View Details
    • $680,000

      Equestrian Property Near Brookshire, TX

      8-acre equestrian property near Houston with multiple building sites.
      000 Clapp, Pattison, TX 77423
      View Details
    • $1,350,000
      2,432 SF

      Pattison Land with Multiple Residences

      Under 40 acres suitable for horses, cattle, and residences.
      37462 Vaclavik Road, Pattison, TX 77423
      View Details
    • $2,199,999
      2,850 SF

      Pattison Country Retreat on 89 Acres

      89-acre country retreat with home, pool, and workshop near Katy.
      5317 Muske Lane, Pattison, TX 77423
      View Details
    • $8,000,000

      525 Acres Near Brazos River

      525 acres of well-drained land with pecan orchard.
      1458 Fm-1458, Pattison, TX 77423
      View Details
    • $2,755,000

      Prime Land with Development Potential

      Land suitable for commercial or residential development with agricultural operations.
      8925 Kerr Road, Pattison, TX 77423
      View Details
    • $12,376,000

      Pattison Hunting Land For Sale

      1,040 acre hunting land tract located near Houston.
      Garrett Road, Pattison, TX
      View Details
    • $1,300,000
      986 SF

      Versatile Land Tract with Home

      Large tract with home, ideal for farming or development.
      2511 Hartwell Road, Pattison, TX 77423
      View Details
    • $2,755,000

      Prime Land with Development Potential

      Land suitable for commercial or residential development with agricultural operations.
      8925 Kerr RD, Pattison, TX 77423
      View Details
    • $495,000

      Pattison Land For Sale

      3.4 acres of land available in Pattison, Texas.
      3272 Farm to Market 362 Pattison, Pattison, TX 77423
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - 525 acre agricultural land near Katy and Brookshire.
    Where is this agricultural land / farmland located?
    The property is located at 1458 Fm-1458 Pattison, TX.
    What is the asking price?
    The asking price for this property is $8,000,000.
    What are key features of this property?
    This property features: 525± acres of well‑drained land along the Brazos River; Pecan orchard, pastures, and wooded frontage; Ideally located near Katy and Brookshire with excellent access
    (936) 537-1749
    We can help!
    Listing Contact
    Lawrence Jacobs
    Real Estate License ID: 0462082
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!