Remodeled Live-Work
For Sale
Contact for pricing
19094 FM 2854 Rd, Montgomery, TX 77316
Fenced, unrestricted property supports both commercial and residential use.
Property Size1,300 SF
Lot Size0.34 Acres
Price / SF$269.04
Days on Market133
Property Features for 19094 FM 2854 Rd
General Information
Standard status
Active
Size
1,300 SF
Class
B
Total Parking Spaces
2
Lot size
0.34 Acres
Property subtype
Office
Investment Type
Owner/User
Additional Details
Asking Price
$349,750
Road Access
Yes
Amenities
Kitchen
Storage
Wood Burning Fireplace
Building Details
Buildings
1
Listing Agency:
eXp Realty
(281) 723-3336
Listed By:
Bill Smith · License #TX 291078
Source:
Crexi
Added: Apr 20
Changed: Aug 30
Last Checked: Apr 24 at 10:12PM
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 eXp Realty
Investment Insights
Based on property information with market context.
This completely remodeled live-work space offers 1,300 square feet on 0.34 acres. The interior includes a den, kitchen, breakfast area, two bedrooms, and one-and-a-half baths, along with a wood-burning fireplace. Exterior improvements include a two-car carport, 19' x 7' storage area, fencing, and frontage along FM 2854 Road.
The property is situated between Montgomery and Conroe and falls within Montgomery ISD. Its unrestricted status allows commercial or residential use, while the source information also identifies the property as suitable for horses.
The property is situated between Montgomery and Conroe and falls within Montgomery ISD. Its unrestricted status allows commercial or residential use, while the source information also identifies the property as suitable for horses.
Key Highlights
- 1,300 SF live‑work space on 0.34 acres
- Completely remodeled interior with den, kitchen, breakfast area, 2 bedrooms, and 1‑1/2 baths
- Two‑car carport plus 19' x 7' storage area
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
$15,240
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
4.36%
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%
$304,800
$304.8K
Cap Rate 7%
$217,714
$217.7K
Cap Rate 9%
$169,333
$169.3K
Market Conditions
NOI Build-Up for 1,300 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
$26.1K $20.04/SF
− Vacancy
−$5.7K −$4.41/SF
EGI
$20.3K $15.63/SF
− OpEx
−$5.1K −$3.91/SF
NOI
$15.2K $11.72/SF
Area
Montgomery County, TX
Vacancy
22.00%
Lease Rate
$20.04 /SF/Yr
Expense Ratio
25.00%
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%
$304,800
Cap Rate 7%
$217,714
Cap Rate 9%
$169,333
Alternative Uses
Best Use
Office B
$217.7K
$190.5K – $254.0K
NOI $15,240 @ 7.0% cap · market cap 4.36%
Second Best
Mixed Use
$192.2K
$168.2K – $224.3K
NOI $13,455 @ 7.0% cap · market cap 3.85%
Theoretical Best
Specialty Retail
$328.2K
$287.2K – $382.9K
NOI $22,973 @ 7.0% cap · market cap 6.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
16
Businesses Nearby
Explore this area
Business Placement
Demographics for 77316, TX
30,598
Population
11,879
Households
2.6
Avg Household Size
40
Median Age
44%
College-Educated
96%
High-School Grad
129.0 sq mi
ZIP Area
237
Density / Sq Mi
$129,418
Median Household Income
$63,663
Median Earnings
$1,419
Median Rent
$396,500
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 - Fenced, unrestricted property supports both commercial and residential use.
Where is this live-work space located?
The property is located at 19094 FM 2854 Rd Montgomery, TX.
What is the asking price?
The asking price for this property is $349,750.
What are key features of this property?
This property features: 1,300 SF live‑work space on 0.34 acres; Completely remodeled interior with den, kitchen, breakfast area, 2 bedrooms, and 1‑1/2 baths; Two‑car carport plus 19' x 7' storage area
