Residential Lot with Insulated
For Sale
$1,320,000
610 Saddlebrook Lane, Tomball, TX 77375
4.1-acre residential lot with a 3690sf insulated warehouse.
Property Size3,690 SF
Lot Size4.11 Acres
Price / SF$357.72
Days on Market214
Property Features for 610 Saddlebrook Lane
General Information
Standard status
Active
Size
3,690 SF
Lot size
4.11 Acres
Property subtype
Land or Vacant Lot
Taxes and HOA fees
Annual Taxes
$10,229
Amenities
Cleared
Cul De Sac
Level
Subdivision
Listing Agency:
BETTER HOMES AND GARDENS REAL ESTATE GARY GREENE - THE WOODLANDS
(281) 367-3531
Listed By:
RAYYA SALEM
Source:
Corcoran
Added: Jan 7
Changed: Aug 8
Last Checked: Jul 16 at 7:39AM
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 BETTER HOMES AND GARDENS REAL ESTATE GARY GREENE - THE WOODLANDS
Investment Insights
Based on property information with market context.
This 4.1-acre residential lot is located in the gated Saddlebrook Estates neighborhood. The lot is cleared, leveled, and ready for building. It features a 3690 square foot fully insulated warehouse with $20,000 epoxy flooring, a 3000-bottle wine storage with separate AC, a guest room, a custom kitchen, a full bath with washer/dryer, and industrial-size fans, with space for up to 12 cars. The property includes a greenhouse, 8 raised gardens, and 6 large trees. It has private automatic gates in the front and back, with the back gate and private drive opening to Hufsmith, suitable for 18-wheeler access. The property has a well and septic system on-site, along with a 14 ft deep stocked pond with a fountain.
Key Highlights
- Last residential lot in exclusive gated community with no previous flooding.
- 4.1‑acre cul‑de‑sac lot is cleared, leveled, and ready for building.
- Astounding 3690sf ultra‑luxe, fully insulated warehouse with $20K epoxy flooring.
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
$38,421
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
2.91%
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%
$768,420
$768.4K
Cap Rate 7%
$548,871
$548.9K
Cap Rate 9%
$426,900
$426.9K
Market Conditions
NOI Build-Up for 3,690 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
$48.7K $13.20/SF
− Vacancy
−$3.5K −$0.95/SF
EGI
$45.2K $12.25/SF
− OpEx
−$6.8K −$1.84/SF
NOI
$38.4K $10.41/SF
Area
Harris County, TX
Vacancy
7.20%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
15.00%
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%
$768,420
Cap Rate 7%
$548,871
Cap Rate 9%
$426,900
Alternative Uses
Best Use
Warehouse
$548.9K
$480.3K – $640.4K
NOI $38,421 @ 7.0% cap · market cap 2.91%
Second Best
Industrial
$452.0K
$395.5K – $527.4K
NOI $31,641 @ 7.0% cap · market cap 2.40%
Theoretical Best
Office A
$1.01M
$881.6K – $1.18M
NOI $70,529 @ 7.0% cap · market cap 5.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
88
Businesses Nearby
Explore this area
Business Placement
Demographics for 77375, TX
65,365
Population
25,452
Households
2.6
Avg Household Size
34
Median Age
41%
College-Educated
92%
High-School Grad
35.2 sq mi
ZIP Area
1,857
Density / Sq Mi
$95,813
Median Household Income
$57,735
Median Earnings
$1,495
Median Rent
$287,100
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential land & home lot - 4.1-acre residential lot with a 3690sf insulated warehouse.
Where is this residential land & home lot located?
The property is located at 610 Saddlebrook Lane Tomball, TX.
What is the asking price?
The asking price for this property is $1,320,000.
What are key features of this property?
This property features: Last residential lot in exclusive gated community with no previous flooding.; 4.1‑acre cul‑de‑sac lot is cleared, leveled, and ready for building.; Astounding 3690sf ultra‑luxe, fully insulated warehouse with $20K epoxy flooring.
