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    Tomball Commercial Tract on FM2978 Title is generated by Realmo AI

    23806 FM2978, Tomball, TX 77375

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    3.45-acre unrestricted commercial tract with high visibility in Tomball.

    Type:Land
    Lot size:
    3.45 Acres
    Added:
    Nov 22, 2025
    Days on Market:
    171
    Last Refresh:
    Mar 17 at 1:18 pm

    Property Features for 23806 FM2978

    General Information

    Standard status
    Active
    Lot size
    3.45 Acres
    Property subtype
    Land

    We can help!

    Listing Contact
    Teresa Sartin
    Teresa Sartin

    Listing agent Teresa Sartin License #0558077

    Listing office Keller Williams Realty The Woodlands & Magnolia

    Listing date Nov 22, 2025

    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 Keller Williams Realty The Woodlands & Magnolia

    HighLights

    • Prime 3.45‑acre unrestricted commercial tract in rapidly expanding Tomball market.
    • Excellent visibility and frontage along high‑traffic FM 2978.
    • Positioned between two established business/industrial parks, creating strong synergy.
    • Outstanding development potential for flex warehouse, office/warehouse, service commercial, contractor operations, or an owner‑user facility.
    • Convenient access to FM 2920, SH 249, and Grand Parkway/99.
    • Existing gravel pad area near the front and partially wooded section toward the rear.

    Overview

    This 3.45-acre unrestricted commercial tract offers excellent visibility and frontage along FM 2978 in Tomball. The rectangular property is located between two established business and industrial parks. It presents development potential for flex warehouse, office/warehouse, service commercial, contractor operations, or an owner-user facility. The property features high-traffic FM 2978 exposure, an existing gravel pad area near the front, and a partially wooded section toward the rear. The wooded area allows for phased construction or additional yard and storage. Neighboring sites are fully developed with utilities nearby. The location provides convenient access to FM 2920, SH 249, and Grand Parkway/99, connecting to Tomball, Magnolia, The Woodlands, and northwest Houston. This tract is suitable for investors, developers, or businesses seeking a visible location in a growing area. Verify all uses with the county.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Restaurant Real Estate Agency Law Firm Spa & Massage Center Building Supply Big Box & Wholesale Store Auto Repair Shop Pharmacy Gym & Fitness Center Auto Parts Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Tomball
    County
    Harris
    State
    Texas
    Longitude
    -95.59057
    Latitude
    30.10762

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    FAQs

    What type of property is this?
    Commercial land - 3.45-acre unrestricted commercial tract with high visibility in Tomball.
    Where is this commercial land located?
    The property is located at 23806 FM2978 Tomball, TX.
    What are key features of this property?
    This property features: Prime 3.45‑acre unrestricted commercial tract in rapidly expanding Tomball market.; Excellent visibility and frontage along high‑traffic FM 2978.; Positioned between two established business/industrial parks, creating strong synergy.
    (281) 825-7745 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Teresa Sartin
    Teresa Sartin
    Real Estate License ID: 0558077
    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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