Unrestricted Mixed-Use
New
For Sale
$397,500
6742 Dusty Ln, Conroe, TX 77306
Existing improvements include a residence, workshop, office, garage, storage, fencing, and an electric gate.
Property Size1,650 SF
Lot Size2.00 Acres
Days on Market3
Property Features for 6742 Dusty Ln
General Information
Standard status
Active
Size
1,650 SF
Lot size
2.00 Acres
Property subtype
Special Purpose
Additional Details
Fenced Yard
Yes
Building Details
Building Size
1,650 SF
Year Built
1972
Listing Agency:
eXp Realty, LLC
Listed By:
Adam Olsen, CCIM · License #TX #0642075
(713) 614-2670
Source:
Thecommercialprofessionals
Added: Sep 6
Last Checked: Sep 8 at 6:50AM
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 eXp Realty, LLC
Investment Insights
Based on property information with market context.
This mixed-use property includes approximately 2 acres with an existing residence and a collection of functional support improvements. The site features a workshop with office space and a full bathroom, along with a garage and additional storage areas. Fencing and an electric gate provide defined access to the property.
The unrestricted setting has no HOA and accommodates space for equipment, vehicles, and stored materials. Its existing combination of residential and work-related improvements supports owner-user, contractor, service, workshop, storage, or home-based business applications, subject to applicable permitting and governmental requirements. The property is located in the Conroe area and was built in 1972.
The unrestricted setting has no HOA and accommodates space for equipment, vehicles, and stored materials. Its existing combination of residential and work-related improvements supports owner-user, contractor, service, workshop, storage, or home-based business applications, subject to applicable permitting and governmental requirements. The property is located in the Conroe area and was built in 1972.
Key Highlights
- Approximately ±2 acres of unrestricted mixed‑use property
- Existing residence with workshop, office, full bathroom, garage, and storage areas
- Fenced property with electric gate
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
$17,078
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
4.30%
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%
$341,560
$341.6K
Cap Rate 7%
$243,971
$244.0K
Cap Rate 9%
$189,756
$189.8K
Market Conditions
NOI Build-Up for 1,650 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
$29.7K $18.00/SF
− Vacancy
−$2.4K −$1.44/SF
EGI
$27.3K $16.56/SF
− OpEx
−$10.2K −$6.21/SF
NOI
$17.1K $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%
$341,560
Cap Rate 7%
$243,971
Cap Rate 9%
$189,756
Alternative Uses
Best Use
Mixed Use
$244.0K
$213.5K – $284.6K
NOI $17,078 @ 7.0% cap · market cap 4.30%
Second Best
Industrial
$120.0K
$105.0K – $140.0K
NOI $8,398 @ 7.0% cap · market cap 2.11%
Theoretical Best
Specialty Retail
$416.5K
$364.5K – $486.0K
NOI $29,158 @ 7.0% cap · market cap 7.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
31
Businesses Nearby
Explore this area
Business Placement
Demographics for 77306, TX
15,127
Population
5,913
Households
2.6
Avg Household Size
32
Median Age
13%
College-Educated
62%
High-School Grad
41.1 sq mi
ZIP Area
368
Density / Sq Mi
$76,411
Median Household Income
$35,587
Median Earnings
$933
Median Rent
$156,600
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?
Mixed-use property - Existing improvements include a residence, workshop, office, garage, storage, fencing, and an electric gate.
Where is this mixed-use property located?
The property is located at 6742 Dusty Ln Conroe, TX.
What is the asking price?
The asking price for this property is $397,500.
What are key features of this property?
This property features: Approximately ±2 acres of unrestricted mixed‑use property; Existing residence with workshop, office, full bathroom, garage, and storage areas; Fenced property with electric gate
