Sign Up Successful!
You now have access to more from Realmo!
Property Lookup
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    Fm 1486 Rd Montgomery, TX 77316

    • Land
    • 61.14 lot acres
    For Sale
    View listing
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Land

    Property Details for 0 Fm 1486 Rd

    Lot size
    61.14 lot acres
    Property type
    Land

    Description

    This exceptional 61.14-acre commercial land parcel presents a unique investment opportunity in Montgomery, Texas. Strategically located on FM 1486 at the Aggie Expressway, this property boasts 1,901,900 square feet of frontage, offering unparalleled visibility and accessibility. The site benefits from its proximity to significant developments, including the upcoming 5,700-acre Airia Development Company community (Woodard Ranch), and is surrounded by established high-income communities such as BlueJack National and Crown Ranch. With over 10,000 planned homes in the greater Magnolia area, this location is poised for substantial growth. Further enhancing its appeal are major infrastructure improvements underway, including the Aggie Expressway Expansion and the Magnolia Bypass, ensuring excellent connectivity. The property is situated on the route to Bluejack National, Crown Ranch, and the future Magnolia Springs development (Signorelli). Importantly, this land is not located within a floodplain, minimizing risk and maximizing development potential. This prime commercial acreage offers an exceptional opportunity for investors seeking exposure to a rapidly expanding market. The strategic location and surrounding development activity make this a compelling investment prospect with significant long-term growth potential.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Montgomery
    County
    Montgomery county
    State
    Texas
    Longitude
    -95.771
    Latitude
    30.3117

    Comparable in this City

    • Value Estimation by Request
      173.00 Acres

      Deerbourne Rdg Dr

      Farms • 173.00 Acres
      0 Deerbourne Rdg Dr, Montgomery, TX 77316
      View Details
    • Value Estimation by Request

      Conroe TX 77306 Fm 2854 Rd

      Land
      Conroe TX 77306 Fm 2854 Rd, Montgomery, TX 77316
      View Details
    • Value Estimation by Request
      1.90 Acres

      21603 Fm 2854 Rd

      Self storage facilities • 1.90 Acres
      21603 Fm 2854 Rd, Montgomery, TX 77316
      View Details
    • Value Estimation by Request

      17100 Highway 105

      Land
      17100 Highway 105, Montgomery, TX 77316
      View Details
    • Value Estimation by Request
      11.60 Acres

      Fm 2854 Rd

      Farms • 11.60 Acres
      0 Fm 2854 Rd, Montgomery, TX 77316
      View Details
    • Value Estimation by Request
      3,200 SF

      3535 Honea Egypt Rd

      Land • 3,200 SF
      3535 Honea Egypt Rd, Montgomery, TX 77316
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      8.07 Acres

      8.07 Acres Commercial Land, Conroe, TX

      Prime Commercial Land Near New Subdivision
      0 Fm 2854 Rd, Montgomery, TX 77316
      View Details
    • $1,150,000
      32.50 Acres

      Montgomery County Land - 32.5 Acres

      Prime Texas acreage, ideal for development.
      0 Tbd Little John, Montgomery, TX 77316
      View Details
    • Contact for pricing
      61.14 Acres

      Prime Commercial Land, Montgomery, TX

      61 Acres, Aggie Expressway Frontage
      0 Fm 1486 Rd, Montgomery, TX 77316
      View Details
    • $765,610
      2.20 Acres

      Montgomery Commercial Land - 2.19 Acres

      Prime commercial land near Lake Conroe. High traffic, excellent potential.
      2280 Mccaleb Rd, Montgomery, TX 77316
      View Details
    • $1,887,600
      29.04 Acres

      ±29 Acres Montgomery County Land

      Prime Commercial Land, High Growth Area
      0 Rabon Chapel Rd, Montgomery, TX 77316
      View Details
    • $4,281,076

      Conroe Commercial Land Tract A

      15 Acres, High-Growth Area, Texas
      Conroe TX 77306 Fm 2854 Rd, Montgomery, TX 77316
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      150,282 SF

      Lake Conroe Commercial Land Opportunity

      Highway 105 frontage; multiple tracts available.
      17100 State Highway 105, Montgomery, TX 77316
      View Details
    • Contact for pricing
      3,109 SF

      Class A Medical Office Building

      Modern, two-story medical office building completed in Q4 2020.
      750 Fish Creek Thoroughfare, Montgomery, TX 77316
      View Details
    • Contact for pricing
      10,000 SF

      Woodforest Professional Plaza II Pre-Leasing

      10,000 SF single-story retail or medical build-to-suit opportunity.
      756 Fish Creek Thoroughfare, Montgomery, TX 77316
      View Details
    • $23 SF/Yr
      800 SF

      Retail/Office Space in Montgomery, TX

      Sublease opportunity: 800 SF retail/office space in Montgomery, TX.
      3535 Honea Egypt Rd, Montgomery, TX 77316
      View Details
    • $16 SF/Yr
      10,194 SF

      Prime Retail Shell Space Available

      Customizable retail space in a rapidly growing area.
      3636 Honea Egypt Rd, Montgomery, TX 77316
      View Details
    • $15 SF/Yr
      130,000 SF

      901 Pine Market Ave

      Restaurants • 130,000 SF
      901 Pine Market Ave, Montgomery, TX 77316
      View Details
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Fm 1486 Rd
    Montgomery, TX 77316
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Create New Password
    • At least 8 characters
    • Contains both letters and numbers
    • Contains uppercase and lowercase letters
    • At most 32 characters
    • Password required
    • Password reset link has expired. Please request a new one.