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    Land for Assisted Living Facility Title is generated by Realmo AI

    5350 Cypresswood Dr, Spring, TX 77379

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    Land with plans for a memory care facility in Spring.

    Type:Land
    Property size:
    18,959 SF
    Lot size:
    1.49 Acres
    Price / SF:
    $36/SF
    Added:
    Feb 13, 2026
    Days on Market:
    89
    Last Refresh:
    Mar 17 at 1:15 pm

    Property Features for 5350 Cypresswood Dr

    General Information

    Standard status
    Active
    Size
    18,959 SF
    Lot size
    1.49 Acres
    Property subtype
    Land

    We can help!

    Listing Contact
    Kate Myhan
    Kate Myhan

    Listing agent Kate Myhan License #TX 719484

    Listing office Myhan Realty

    Listing date Feb 13, 2026

    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 Myhan Realty

    HighLights

    • Ready‑to‑develop site for a single‑story, purpose‑built memory care/assisted living facility.
    • Includes complete construction document set for I‑2 occupancy with Type V‑A construction and NFPA 13 fire sprinkler protection.
    • Streamlined permitting path based on 2012 IBC (buyer to verify current requirements).
    • Site is ±1.4919 acres.
    • Features covered entry (porte cochere) and outdoor/patio components already designed.
    • Total gross building area of 18,959 SF plus additional covered/ancillary areas.

    Overview

    This property presents an opportunity to develop a single-story, purpose-built memory care (assisted living) facility in Spring, Texas. The construction document set is prepared for an I-2 (Memory Care/Assisted Living) occupancy with Type V-A construction and NFPA 13 fire sprinkler protection. The planned building program includes a total floor area of 18,959 square feet. The gross building area is 18,959.8 square feet, with additional covered/ancillary areas such as a loading dock (190.1 square feet), garden patio (232.6 square feet), front porch (211.6 square feet), porte cochere (484.3 square feet), and back porch (54.7 square feet), bringing the total covered/gross area to 20,133.2 square feet. The net conditioned building area is 18,545.3 square feet. The building is designed as a one-story structure. The site, as per the provided survey, encompasses approximately 1.4919 acres. The permitting/code framework is designed around the 2012 IBC and related disciplines, potentially streamlining the permitting process for a buyer/developer to re-activate permitting and proceed with development. This site is suited for an owner-operator or developer seeking a memory care/assisted living facility site with purpose-built plans, a covered entry (porte cochere), and outdoor/patio components already incorporated into the design.
    Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Spring
    County
    Montgomery
    State
    Texas
    Longitude
    -95.490067
    Latitude
    30.024311

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    FAQs

    What type of property is this?
    Commercial land - Land with plans for a memory care facility in Spring.
    Where is this commercial land located?
    The property is located at 5350 Cypresswood Dr Spring, TX.
    What is the asking price?
    The asking price for this property is $700,000.
    What are key features of this property?
    This property features: Ready‑to‑develop site for a single‑story, purpose‑built memory care/assisted living facility.; Includes complete construction document set for I‑2 occupancy with Type V‑A construction and NFPA 13 fire sprinkler protection.; Streamlined permitting path based on 2012 IBC (buyer to verify current requirements).
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Kate Myhan
    Kate Myhan
    Real Estate License ID: TX 719484
    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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