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    Modern Office Condo in Magnolia Title is generated by Realmo AI

    28809 Hardin Store Road #1240, Magnolia, TX 77354

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    For Lease
    $36 SF/Yr $4,050/Mo (calc)

    Modern office condo in a rapidly growing North Houston corridor.

    Type:Office - Shared Space
    Property size:
    1,350 SF
    Added:
    May 14, 2026
    Days on Market:
    18
    Last Refresh:
    May 14 at 6:07 am

    Property Features for 28809 Hardin Store Road #1240

    General Information

    Standard status
    Active
    Size
    1,350 SF
    Property subtype
    Office - Shared Space

    Building Details

    Year Built
    2024

    Spaces For Lease

    at 28809 Hardin Store Road #1240 Contact us

    We can help!

    Listing Contact
    Adam Olsen

    Listing agent Adam Olsen

    Listing office The Commercial Professionals

    Listing date May 14, 2026

    Source Commercialcafe

    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 The Commercial Professionals

    HighLights

    • Modern office condo in a rapidly growing North Houston corridor.
    • Convenient access to The Woodlands, Tomball, Spring, and Conroe.
    • Flexible office space suitable for office, service‑based, or flex commercial use.
    • Functional 1,350 square foot layout.
    • Ample parking and easy access for clients and employees.
    • Built in 2024.

    Overview

    Suite #1240 at 28809 Hardin Store Road is located within The Offices at Dry Creek, a modern office condo development in Magnolia. The property is positioned near Hardin Store Road and FM 2978, offering convenient access to The Woodlands, Tomball, Spring, and Conroe. The area is experiencing strong growth, supported by increasing residential development, steady traffic, and expanding commercial activity. Located at 28890 Hardin Store Road in Magnolia, this approximately 1,350 square foot office condo offers a modern, professional setting suitable for a variety of business uses. The space features a functional layout suitable for professional office, service-based businesses, or flex use, with ample parking and easy access for both clients and employees. The professional business park features flexible office space suitable for a variety of users, making it an excellent option for office, service-based, or flex commercial use. This property presents an excellent opportunity to establish or expand your business in a high-growth area with strong demographics and continued development.
    Location Intelligence

    Current Use by Public Records

    Thrive Speech Therapy Physician

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Magnolia
    County
    Montgomery
    State
    Texas
    Longitude
    -95.604506
    Latitude
    30.174296

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    FAQs

    What type of property is this?
    Office units - Modern office condo in a rapidly growing North Houston corridor.
    Where is this office units located?
    The property is located at 28809 Hardin Store Road #1240 Magnolia, TX.
    What is the lease rate?
    The lease rate is $36 SF/Yr.
    What are key features of this property?
    This property features: Modern office condo in a rapidly growing North Houston corridor.; Convenient access to The Woodlands, Tomball, Spring, and Conroe.; Flexible office space suitable for office, service‑based, or flex commercial use.
    We can help!
    Listing Contact
    Adam Olsen
    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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