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    FM 1485 Frontage Opportunity Title is generated by Realmo AI

    17505 FM 1485, New Caney, TX 77357

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    For Lease
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    Excellent frontage, visibility, and access in high-growth New Caney.

    Type:Industrial, Office, Special Purpose
    Added:
    Jan 20, 2026
    Days on Market:
    112
    Last Refresh:
    Mar 17 at 1:21 pm

    Property Features for 17505 FM 1485

    General Information

    Standard status
    Active
    Property subtype
    Industrial, Office, Special Purpose

    Spaces For Lease

    at 17505 FM 1485 Contact us

    $1,600 /Mo

    Size
    3,591 SF
    Type
    Industrial, Office, Special Purpose
    Contact us

    We can help!

    Listing Contact
    Lisa Benoit

    Listing agent Lisa Benoit License #9011536

    Listing office C21 Alpha Commercial Group

    Listing date Jan 20, 2026

    Source Crexi

    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 C21 Alpha Commercial Group

    HighLights

    • Excellent frontage and visibility along FM 1485
    • Strategically positioned near major residential developments and schools
    • Convenient access to US‑59 / I‑69 and Grand Parkway
    • Strong daily traffic counts and consistent commuter flow
    • Ample on‑site parking with easy ingress and egress
    • Located in a high‑growth corridor

    Overview

    This property features excellent frontage and visibility along FM 1485, a primary east-west corridor serving New Caney and surrounding growth areas. It is strategically positioned near major residential developments, schools, and rapidly expanding rooftops. Convenient access to US-59 / I-69 and Grand Parkway provides strong regional connectivity. The flexible layout allows for a wide range of build-out configurations. Strong daily traffic counts and consistent commuter flow are present. Ample on-site parking with easy ingress and egress is available. The property is surrounded by established and growing commercial activity and is located in a high-growth corridor benefiting from continued population and infrastructure expansion. It is well-suited for owner-users or tenants seeking long-term market presence in Montgomery County. The property is available for lease at $19,200.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Mixed-use properties

    Suggested Use

    Restaurant Law Firm Building Supply Spa & Massage Center Big Box & Wholesale Store Hair Salon Auto Repair Shop Nail Salon Auto Parts Store Department Store

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

    Location Insight

    • Map
    • Local Demand
    City
    New Caney
    County
    Montgomery
    State
    Texas
    Longitude
    -95.25161
    Latitude
    30.194273

    Nearby Similar for Lease

    • $20 SF/Yr

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      Retail space with high visibility and pylon signage available.
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      Retail Space Near Walmart Supercenter

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      New Caney Warehouse Space

      Warehouse space in rapidly growing New Caney. Excellent accessibility.
      24090 FM 1485, New Caney, TX 77357
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      Retail Space in New Caney

      Retail, office, or restaurant space in a prime location.
      22480-22580 Community Drive, New Caney, TX
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      Mixed-Use Property in High-Growth Corridor

      Commercial opportunity with residence, pool, and expansion potential.
      22450 Oakley Rd, New Caney, TX
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      Industrial Space Available for Rent

      4,018 square feet of industrial space for lease.
      17902 US-59, New Caney, TX
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      Retail Space For Lease

      Retail spaces available for lease.
      20851 & 20875 FM 1485, New Caney, TX 77357
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      Retail Space Available For Rent

      Retail spaces available, ranging from 1,100 to 7,920 SqFt.
      22475 - 22606 Community Drive, New Caney, TX 77365
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    FAQs

    What type of property is this?
    Mixed-use property - Excellent frontage, visibility, and access in high-growth New Caney.
    Where is this mixed-use property located?
    The property is located at 17505 FM 1485 New Caney, TX.
    What is the lease rate?
    The lease rate is $19,200 /Mo.
    What are key features of this property?
    This property features: Excellent frontage and visibility along FM 1485; Strategically positioned near major residential developments and schools; Convenient access to US‑59 / I‑69 and Grand Parkway
    (832) 745-6111 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Lisa Benoit
    Real Estate License ID: 9011536
    Learn More
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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.

    More about this property
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