Industrial Garage with Fenced
For Sale
Contact for pricing
17656 FM 1485, New Caney, TX 77357
12,000 SF industrial garage on 10.82 acres with a fenced, gated yard and existing equipment and income streams.
Property Size2,000 SF
Lot Size0.82 Acres
Price / SF$375
Days on Market270
Property Features for 17656 FM 1485
General Information
Standard status
Active
Size
2,000 SF
Lot size
0.82 Acres
Property subtype
INDUSTRIAL
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Utilities to Site
Yes
Warehouse & Industrial
Office Build-Out
120 SF
Power
200 amps
Additional Details
Gross Income
$16,200
Amenities
200-amp electrical service
Building Details
Buildings
1
Building Size
2,000 SF
Listing Agency:
Texas CRES
(281) 898-0895
Listed By:
Joel C. English · License #465800
(713) 473-7200
Source:
Moodyscre
Added: Dec 18, 2025
Changed: Sep 3
Last Checked: Sep 13 at 7:45AM
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 Texas CRES
Investment Insights
Based on property information with market context.
This industrial garage property includes a functional 40' x 50' main building with approximately a 10' x 12' office area, supported by a 200-amp electrical service with an oversized breaker box. The site features a fully fenced and gated yard with a dedicated laydown/storage area for outdoor equipment or material staging.
The property is positioned along FM 1485, providing convenient access to New Caney and regional routes including I-69/US 59 and SH 99 (Grand Parkway). It has been operated successfully for tire shop, welding shop, auto service, or similar industrial uses since the early 2000s.
At closing, fixtures convey including a vehicle lift, tire changing machine, tire balancing machine, air compressor, brake rotor machine, and one industrial fan. Existing income streams include a billboard lease of $350 per month with an active contract and right of first refusal, plus trailer rental income of approximately $1,000 per month on a month-to-month basis. A creative financing component is also available.
The property is positioned along FM 1485, providing convenient access to New Caney and regional routes including I-69/US 59 and SH 99 (Grand Parkway). It has been operated successfully for tire shop, welding shop, auto service, or similar industrial uses since the early 2000s.
At closing, fixtures convey including a vehicle lift, tire changing machine, tire balancing machine, air compressor, brake rotor machine, and one industrial fan. Existing income streams include a billboard lease of $350 per month with an active contract and right of first refusal, plus trailer rental income of approximately $1,000 per month on a month-to-month basis. A creative financing component is also available.
Key Highlights
- ±12,000 SF industrial garage on ±0.82 acres on FM 1485 in New Caney
- 40' x 50' main building with an approx. 10' x 12' office area for light industrial/service/fabrication or storage
- 200‑amp electrical service with an oversized breaker box to support industrial operations
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
3.62%
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 3.62%
Second Best
Industrial
$145.4K
$127.3K – $169.7K
NOI $10,180 @ 7.0% cap · market cap 1.36%
Theoretical Best
Specialty Retail
$504.9K
$441.8K – $589.1K
NOI $35,343 @ 7.0% cap · market cap 4.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
55
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 77357, TX
30,339
Population
12,638
Households
2.4
Avg Household Size
34
Median Age
15%
College-Educated
80%
High-School Grad
67.1 sq mi
ZIP Area
452
Density / Sq Mi
$73,773
Median Household Income
$40,211
Median Earnings
$1,366
Median Rent
$218,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Flex space - 12,000 SF industrial garage on 10.82 acres with a fenced, gated yard and existing equipment and income streams.
Where is this flex space located?
The property is located at 17656 FM 1485 New Caney, TX.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: ±12,000 SF industrial garage on ±0.82 acres on FM 1485 in New Caney; 40' x 50' main building with an approx. 10' x 12' office area for light industrial/service/fabrication or storage; 200‑amp electrical service with an oversized breaker box to support industrial operations
