Remodeled Home on
For Sale
$635,000
33319 Lago Vista Real, Magnolia, TX 77355
2.13 acre property with remodeled home, barn, and office.
Property Size1,922 SF
Price / SF$330.39
Days on Market499
Property Features for 33319 Lago Vista Real
General Information
Standard status
Active
Size
1,922 SF
Taxes and HOA fees
Annual Taxes
$3,951
Building Details
Year Built
1988
Listing Agency:
AVILA REALTY
Listed By:
MANUEL OSUNA · License #0617144
(281) 364-1588
Source:
Corcoran
Added: Apr 25, 2025
Changed: Mar 16
Last Checked: Mar 16 at 9:09AM
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 AVILA REALTY
Investment Insights
Based on property information with market context.
This unique property features 2.13 acres of land improved with a remodeled house containing 3 bedrooms and 2 baths. The property also includes a huge barn and an office or storage area. It is located very close to FM 1488 in a desirable location. The property is suitable for either residential or commercial use and has no restrictions. Water is provided by a well, and sewage is managed with a septic system. The property shares a pond with the neighbors. The house size is 1922 square feet.
Key Highlights
- 2.13 acres with no restrictions, suitable for residential or commercial use.
- Remodeled house with 3 bedrooms and 2 baths.
- Great location, very close to FM 1488**.
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
$19,893
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
3.13%
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%
$397,860
$397.9K
Cap Rate 7%
$284,186
$284.2K
Cap Rate 9%
$221,033
$221.0K
Market Conditions
NOI Build-Up for 1,922 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
$34.6K $18.00/SF
− Vacancy
−$2.8K −$1.44/SF
EGI
$31.8K $16.56/SF
− OpEx
−$11.9K −$6.21/SF
NOI
$19.9K $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%
$397,860
Cap Rate 7%
$284,186
Cap Rate 9%
$221,033
Alternative Uses
Best Use
Mixed Use
$284.2K
$248.7K – $331.6K
NOI $19,893 @ 7.0% cap · market cap 3.13%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$485.2K
$424.6K – $566.1K
NOI $33,965 @ 7.0% cap · market cap 5.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
438
Businesses Nearby
Explore this area
Business Placement
Demographics for 77355, TX
29,300
Population
11,279
Households
2.6
Avg Household Size
40
Median Age
27%
College-Educated
89%
High-School Grad
55.6 sq mi
ZIP Area
527
Density / Sq Mi
$101,270
Median Household Income
$57,481
Median Earnings
$1,472
Median Rent
$329,700
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - 2.13 acre property with remodeled home, barn, and office.
Where is this mixed-use property located?
The property is located at 33319 Lago Vista Real Magnolia, TX.
What is the asking price?
The asking price for this property is $635,000.
What are key features of this property?
This property features: 2.13 acres with no restrictions, suitable for residential or commercial use.; Remodeled house with **3 bedrooms and 2 baths**.; Great location, very close to FM 1488**.
