FM 1314 Commercial
For Sale
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18410 FM1314, Conroe, TX 77302
High-visibility property with easy access in a rapidly growing corridor.
Property Size9,300 SF
Price / SF$214.84
Days on Market315
Property Features for 18410 FM1314
General Information
Standard status
Active
Size
9,300 SF
Property subtype
Industrial, Office, Special Purpose
Building Details
Buildings
2
Listing Agency:
Anne Vickery Real Estate
(281) 732-4071
Listed By:
Anne Vickery · License #TX / 9005105
Source:
Crexi
Added: Oct 13, 2025
Changed: Aug 15
Last Checked: Aug 22 at 9:00AM
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 Anne Vickery Real Estate
Investment Insights
Based on property information with market context.
This 9,300 square-foot commercial property is situated along FM 1314, offering direct access to Hwy 242, Grand Parkway (Hwy 99), and I-69 (Hwy 59). The location provides excellent frontage and is surrounded by residential growth and new commercial development. It is suitable for a retail storefront, office, service business, or light industrial operation. Utilities are available nearby. The property is conveniently located minutes from Valley Ranch Town Center and major area amenities. This location is ideal for an owner-user seeking high visibility and easy access in a rapidly growing corridor.
Key Highlights
- High visibility location on FM 1314 in a rapidly growing area
- Direct access to Hwy 242, Grand Parkway (Hwy 99), and I‑69 (Hwy 59)
- Surrounded by strong residential growth and new commercial development
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
$96,255
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
4.82%
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%
$1,925,100
$1.9M
Cap Rate 7%
$1,375,071
$1.4M
Cap Rate 9%
$1,069,500
$1.1M
Market Conditions
NOI Build-Up for 9,300 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
$167.4K $18.00/SF
− Vacancy
−$13.4K −$1.44/SF
EGI
$154.0K $16.56/SF
− OpEx
−$57.8K −$6.21/SF
NOI
$96.3K $10.35/SF
Area
Montgomery County, TX
Vacancy
8.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,925,100
Cap Rate 7%
$1,375,071
Cap Rate 9%
$1,069,500
Alternative Uses
Best Use
Mixed Use
$1.38M
$1.20M – $1.60M
NOI $96,255 @ 7.0% cap · market cap 4.82%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.35M
$2.05M – $2.74M
NOI $164,347 @ 7.0% cap · market cap 8.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
49
Businesses Nearby
Explore this area
Business Placement
Demographics for 77302, TX
19,384
Population
7,040
Households
2.8
Avg Household Size
37
Median Age
24%
College-Educated
92%
High-School Grad
52.9 sq mi
ZIP Area
366
Density / Sq Mi
$81,886
Median Household Income
$50,344
Median Earnings
$1,315
Median Rent
$247,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - High-visibility property with easy access in a rapidly growing corridor.
Where is this mixed-use property located?
The property is located at 18410 FM1314 Conroe, TX.
What is the asking price?
The asking price for this property is $1,998,000.
What are key features of this property?
This property features: High visibility location on FM 1314 in a rapidly growing area; Direct access to Hwy 242, Grand Parkway (Hwy 99), and I‑69 (Hwy 59); Surrounded by strong residential growth and new commercial development
