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    Lake Conroe Unrestricted Waterfront Acreage Title is generated by Realmo AI

    844 Beachwalk Boulevard, Conroe, TX 77304

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    Claim this Listing
    For Sale
    $2,780,000

    Unrestricted waterfront acreage on Lake Conroe ideal for development.

    Type:Land or Vacant Lot
    Property size:
    1,396 SF
    Lot size:
    2.55 Acres
    Price / SF:
    $1,991/SF
    Added:
    Sep 12, 2025
    Days on Market:
    267
    Last Refresh:
    May 11 at 12:40 am

    Property Features for 844 Beachwalk Boulevard

    General Information

    Standard status
    Active
    Size
    1,396 SF
    Lot size
    2.55 Acres
    Property subtype
    Land or Vacant Lot

    Building Details

    Year Built
    1996

    We can help!

    Listing Contact
    BILLY STEVENSON
    BILLY STEVENSON

    Listing agent BILLY STEVENSON License #0312115

    Listing office LAKE-CONROE-REALTORS.COM

    Listing date Sep 12, 2025

    Source Corcoran

    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 LAKE-CONROE-REALTORS.COM

    HighLights

    • Unrestricted commercial waterfront acreage on Lake Conroe
    • Ideal for diverse development
    • Includes three 42' boat slips with lifts (15,000 lb, 10,000 lb, and 7,000 lb capacities)
    • Features a 110' pier with SJRA approval for expansion
    • Boathouse with 1 bedroom, 2 bath (1396 sq'), large second‑floor deck, and 4‑car garage with laundry room
    • Existing vacation home generates annual rental income

    Overview

    This Lake Conroe waterfront property is suitable for various developments, including boat storage, restaurants, multifamily housing, single-family homes, office parks, strip centers, RV parks, tiny homes, low to high-rise buildings, offices, hotels, apartments, condos, or townhomes. Its location next to a large marina makes it ideal for boat-related businesses, such as stack storage and boat sales. This is the first commercial unrestricted waterfront acreage on Lake Conroe west of I-45. The property includes three boat slips (42 feet each) with lifts: one 15,000 lb lift, one 10,000 lb lift, and one 7,000 lb lift. There is a 110-foot pier, and the SJRA will permit add-ons. The property features 170 feet of bulkhead on the lakefront and is fenced. It includes a 1,396 sq ft boathouse with one bedroom, two bathrooms, a large second-floor deck, and a four-car garage with a laundry room containing two washers and two dryers. The vacation home is regularly rented, generating annual income. The property is available for immediate development or can be used for open storage by renting the existing improvements.
    Property Profile Location Intelligence

    Current Use by Public Records

    Lake Conroe Fishing ... Tour Operator Lake Conroe Homes ... Hotel & Motel

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Conroe
    County
    Montgomery
    State
    Texas
    Longitude
    -95.5823
    Latitude
    30.356

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    FAQs

    What type of property is this?
    Waterfront Land - Unrestricted waterfront acreage on Lake Conroe ideal for development.
    Where is this waterfront land located?
    The property is located at 844 Beachwalk Boulevard Conroe, TX.
    What is the asking price?
    The asking price for this property is $2,780,000.
    What are key features of this property?
    This property features: Unrestricted commercial waterfront acreage on Lake Conroe; Ideal for diverse development; Includes **three 42' boat slips with lifts** (15,000 lb, 10,000 lb, and 7,000 lb capacities)
    (936) 588-7000
    We can help!
    Listing Contact
    BILLY STEVENSON
    BILLY STEVENSON
    Real Estate License ID: 0312115
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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.

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