Live-Work Property with Pole
For Sale
$725,000
15091 W Fm 1485 Road, Conroe, TX 77306
A residence, attached flower shop, and metal pole barn create a combined live-work commercial setup.
Property Size2,000 SF
Lot Size3.86 Acres
Price / SF$362.50
Days on Market67
Property Features for 15091 W Fm 1485 Road
General Information
Standard status
Active
Size
2,000 SF
Lot size
3.86 Acres
Property subtype
Farm
Taxes and HOA fees
Annual Taxes
$2,638
Amenities
walk-in cooler
circle driveway
two staircases
Utility Room
1
Yes
3
Owner
Tub Shower
Other
No
Public
3.86
Appraiser
Circular Driveway,Detached Carport
Gravel
Slab
Farm to Market Road
2000
Building Details
Building Size
2,000 SF
Year Built
1980
Stories
1
Listing Agency:
Gulfside Realty, LLC
(828) 468-7451
Listed By:
Julie Chaddick · License #0718603
(828) 468-7451
Source:
Garygreene
Added: Jun 25
Changed: Aug 30
Last Checked: Aug 30 at 6:35AM
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 Gulfside Realty, LLC
Investment Insights
Based on property information with market context.
This live-work property combines a residential home with an attached commercial flower shop and a separate metal pole barn. The shop includes a walk-in cooler, while the pole barn provides additional enclosed space and has two staircases serving each side. The improvements total 2,000 SF and were built in 1980.
Set on 3.86 acres along W FM 1485 Road, the property offers 300 feet of road frontage and a circular driveway. A detached carport, gravel drive areas, and slab construction are also included. The configuration brings residential and commercial improvements together on one tract with space for on-site business operations.
Set on 3.86 acres along W FM 1485 Road, the property offers 300 feet of road frontage and a circular driveway. A detached carport, gravel drive areas, and slab construction are also included. The configuration brings residential and commercial improvements together on one tract with space for on-site business operations.
Key Highlights
- 3.86‑acre tract with residential and commercial improvements
- Attached flower shop includes a walk‑in cooler
- Separate metal pole barn with two staircases on each side
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$27,119
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.74%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$542,380
$542.4K
Cap Rate 7%
$387,414
$387.4K
Cap Rate 9%
$301,322
$301.3K
Market Conditions
NOI Build-Up for 2,000 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$41.0K $20.52/SF
− Vacancy
−$2.3K −$1.15/SF
EGI
$38.7K $19.37/SF
− OpEx
−$11.6K −$5.81/SF
NOI
$27.1K $13.56/SF
Area
Montgomery County, TX
Vacancy
5.60%
Lease Rate
$20.52 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$542,380
Cap Rate 7%
$387,414
Cap Rate 9%
$301,322
Alternative Uses
Best Use
Retail
$387.4K
$339.0K – $452.0K
NOI $27,119 @ 7.0% cap · market cap 3.74%
Second Best
Office B
$335.0K
$293.1K – $390.8K
NOI $23,447 @ 7.0% cap · market cap 3.23%
Theoretical Best
Specialty Retail
$504.9K
$441.8K – $589.1K
NOI $35,343 @ 7.0% cap · market cap 4.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
92
Businesses Nearby
Explore this area
Business Placement
Demographics for 77306, TX
15,127
Population
5,913
Households
2.6
Avg Household Size
32
Median Age
13%
College-Educated
62%
High-School Grad
41.1 sq mi
ZIP Area
368
Density / Sq Mi
$76,411
Median Household Income
$35,587
Median Earnings
$933
Median Rent
$156,600
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Live-work space - A residence, attached flower shop, and metal pole barn create a combined live-work commercial setup.
Where is this live-work space located?
The property is located at 15091 W Fm 1485 Road Conroe, TX.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: 3.86‑acre tract with residential and commercial improvements; Attached flower shop includes a walk‑in cooler; Separate metal pole barn with two staircases on each side
