Wellness Retreat on 12
For Sale
$2,600,000
26250b Riley Road, Waller, TX 77484
Purpose-built lodge for wellness, recovery, or corporate programming.
Property Size7,217 SF
Lot Size12.00 Acres
Price / SF$360.26
Days on Market239
Property Features for 26250b Riley Road
General Information
Standard status
Active
Size
7,217 SF
Lot size
12.00 Acres
Property subtype
Land or Vacant Lot
Taxes and HOA fees
Annual Taxes
$25,925
Amenities
Central air
Attached Carport
Central Air Cooling
Central Heating
Electric Cooling
Gas Heating
Building Details
Year Built
2013
Listing Agency:
WENDY CLINE PROPERTIES GROUP
(281) 858-3451
Listed By:
WENDY CLINE · License #0561297
Source:
Corcoran
Added: Dec 12, 2025
Changed: Aug 8
Last Checked: Aug 8 at 6:12AM
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 WENDY CLINE PROPERTIES GROUP
Investment Insights
Based on property information with market context.
Magnolia Manor Retreat features a 7,217-square-foot lodge situated on approximately 12 acres, designed for wellness, recovery, ministry, or corporate programming. The main level includes large gathering spaces, a full kitchen, a secondary kitchen, a dining hall, an ADA-accessible bathroom, and a private elevator. The upper level houses six oversized bedrooms suitable for group lodging. A 1,600-square-foot multi-purpose room and a dedicated laundry area with dual washer/dryer sets are available to support high-capacity use. A connected two-bedroom apartment includes a full kitchen, living area, and three bathrooms. Additionally, there is a separate 720-square-foot cabin with a full kitchen, one bedroom, one bathroom, and covered porches. The insulated 2,200-square-foot barn contains a workshop, 1,000 square feet of climate-controlled rooms, 110/220 power, and an additional one-bedroom, one-bathroom apartment. Infrastructure includes a 45 kW generator, propane, city water, an irrigation well, septic system, zoned HVAC, and a fire suppression system. The property is turnkey with furniture, fixtures, and equipment. Additional acreage is available, up to 67 acres.
Key Highlights
- ±7,217 sq ft lodge designed for wellness, recovery, ministry, or corporate programming
- Includes a connected two‑bedroom apartment and a separate ±720 sq ft cabin with full amenities
- ±2,200 sq ft barn with workshop, climate‑controlled rooms, and apartment
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
$113,469
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%
$2,269,380
$2.3M
Cap Rate 7%
$1,620,986
$1.6M
Cap Rate 9%
$1,260,767
$1.3M
Market Conditions
NOI Build-Up for 7,217 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
$221.7K $30.72/SF
− Vacancy
−$32.6K −$4.52/SF
EGI
$189.1K $26.20/SF
− OpEx
−$75.6K −$10.48/SF
NOI
$113.5K $15.72/SF
Area
Harris County, TX
Vacancy
14.70%
Lease Rate
$30.72 /SF/Yr
Expense Ratio
40.00%
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%
$2,269,380
Cap Rate 7%
$1,620,986
Cap Rate 9%
$1,260,767
Alternative Uses
Best Use
Healthcare Medical
$1.62M
$1.42M – $1.89M
NOI $113,469 @ 7.0% cap · market cap 4.36%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.97M
$1.72M – $2.30M
NOI $137,943 @ 7.0% cap · market cap 5.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
9
Businesses Nearby
Explore this area
Business Placement
Demographics for 77484, TX
13,449
Population
5,180
Households
2.6
Avg Household Size
39
Median Age
25%
College-Educated
84%
High-School Grad
151.0 sq mi
ZIP Area
89
Density / Sq Mi
$71,446
Median Household Income
$35,091
Median Earnings
$1,075
Median Rent
$243,400
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Rehabilitation center - Purpose-built lodge for wellness, recovery, or corporate programming.
Where is this rehabilitation center located?
The property is located at 26250b Riley Road Waller, TX.
What is the asking price?
The asking price for this property is $2,600,000.
What are key features of this property?
This property features: ±7,217 sq ft lodge designed for wellness, recovery, ministry, or corporate programming; Includes a connected two‑bedroom apartment and a separate ±720 sq ft cabin with full amenities; ±2,200 sq ft barn with workshop, climate‑controlled rooms, and apartment
