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    17171 Fm 1097 Willis, TX 77378

    • Specialty properties
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Specialty properties

    Property Details for 17171 Fm 1097

    Property type
    Specialty properties
    Property subtype
    Land

    Description

    This exceptional 5.5-acre property in Willis, Texas, presents a unique investment opportunity. Comprising two parcels with over 750 feet of frontage on FM 1097, this unrestricted land boasts excellent visibility and accessibility. Situated in a designated Opportunity Zone, the property offers significant potential for diverse development projects. Currently unimproved and partially wooded, the land provides a flexible canvas for residential, commercial, or mixed-use ventures. Its strategic location offers convenient access to major transportation arteries, including Interstate 45, just 12 minutes away. Nearby communities include New Waverly (10 minutes), Conroe (22 minutes), and Livingston (45 minutes), with Houston approximately an hour away. The property's size and location make it ideal for developers seeking a prime site in a rapidly growing area of Texas. The land is available for lease as a single tenant property, offering a blank slate for a customized development plan. The existing natural setting provides an attractive backdrop for a variety of projects, capitalizing on the area's expanding population and economic growth. This is a rare opportunity to acquire a substantial land parcel with significant development potential in a highly desirable location. The address is 17171 FM 1097, Willis, TX 77378.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Willis
    County
    Montgomery
    State
    Texas
    Longitude
    -95.4019
    Latitude
    30.4856

    Comparable in this City

    • Value Estimation by Request
      84,000 SF

      Fm830

      Day care centers • 84,000 SF
      0 Fm830, Willis, TX 77378
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    • Value Estimation by Request
      7.00 Acres

      13135 Fm 1097

      Land • 7.00 Acres
      13135 Fm 1097, Waverly, TX 77378
      View Details
    • Value Estimation by Request
      12.37 Acres

      13209 Fm 1097

      Land • 12.37 Acres
      13209 Fm 1097, Willis, TX 77378
      View Details
    • Value Estimation by Request

      13325 Fm 1097

      Land
      13325 Fm 1097, Willis, TX 77378
      View Details
    • Value Estimation by Request
      6.68 Acres

      6300 Fm 3081

      Automotive properties • 6.68 Acres
      6300 Fm 3081, Willis, TX 77378
      View Details
    • Value Estimation by Request
      2,200 SF

      13301 Fm Rd

      Distribution properties • 2,200 SF
      13301 Fm Rd, Willis, TX 77378
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      12.37 Acres

      Willis, TX Commercial Land

      12 Acres, Prime Location, High Growth
      13209 Fm 1097, Willis, TX 77378
      View Details
    • $1,500,000
      12.00 Acres

      12-Acre Willis Commercial Land

      Prime Texas acreage, unrestricted zoning.
      0 Tbd I-45, Willis, TX 77378
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    • $549,000
      5.52 Acres

      Willis, TX Mixed-Use Land

      5.5 Acres, Opportunity Zone, High Visibility
      17171 Fm 1097, Willis, TX 77378
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    • $665,000
      6.25 Acres

      Willis, TX Commercial Land - 6.25 Acres

      6.25-acre commercial/residential property in Willis, TX.
      17629 Carroll Ln, Willis, TX 77378
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    • $3,248,000
      50.75 Acres

      Willis, TX Commercial Land Investment

      50.75 Acres, Excellent Location, High Potential
      0 Fm 1097, Willis, TX 77378
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    • $2,300,000
      69.00 Acres

      Willis, TX: 44+ Acres Unrestricted Land

      Prime Willis acreage, unrestricted use, near I-45.
      0 44.8+/- Acres Fm 1097, Willis, TX 77378
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    Similar Nearby for Lease

    • $3 SF/Yr
      18,225 SF

      Willis Retail Pad Site - 18,225 SF

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    • $13 SF/Yr
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      Willis Flex Space Available Now!

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    • Contact for pricing
      2,000 SF

      Retail Space Near High-Traffic Area

      Retail space in high-growth area near major retail centers.
      12466 N Interstate 45, Willis, TX 77378
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    • $9 SF/Yr
      2,200 SF

      Office/Retail Building on Corner Lot

      2,200 SF office/retail building available for lease in Willis, TX.
      13301 Fm 2432 Rd, Willis, TX 77378
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    Willis, TX 77378
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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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