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    18390 Fm 1097 Rd Montgomery, TX 77356

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    18390 Fm 1097 Rd Montgomery, TX 77356

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    • Retail space
    • 50,000 SF
    Off-Market
    Property ID
    US83-2582766
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Retail space

    Property Details for 18390 Fm 1097 Rd

    Property size
    50,000 SF
    Property type
    Retail space
    Property subtype
    Medical Office Space

    Description

    West Gate Town Centre, located at 18390 FM 1097, Montgomery, TX 77356, offers 50,000 square feet of prime retail and restaurant space. This exceptional development is situated directly across from the west entry gate of Bentwater, a prestigious gated country club and golf course community on Lake Conroe's west waterfront. The center is designed to accommodate a variety of businesses, including but not limited to bakeries, dry cleaners, cafes, hair salons, dentists, and spas. Multiple tenancy options are available. The property features lush landscaping and gathering areas, creating an attractive environment for both tenants and patrons. Montgomery is a rapidly growing, high-income area with highly-rated public schools and a predominantly homeowner population. This presents a unique opportunity for businesses targeting a discerning clientele. End cap spaces are available, and build-out allowances will be determined on a per-tenant basis. The property's strategic location and the affluent demographics of the surrounding community make this an exceptional investment opportunity. Cross street is Bentwood Dr.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

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

    Location Insight

    • Map
    • Local Demand
    City
    Montgomery
    County
    Montgomery
    State
    Texas
    Longitude
    -95.638146162653
    Latitude
    30.436931136092

    Comparable in this City

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      Medical Office Space Near Lake

      Multi-tenant medical office complex near Lake Conroe in Montgomery, Texas.
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      New Construction Office/Retail Building

      New construction office/retail building with spaces from 1200 SF.
      15325 Summit Park Dr, Montgomery, TX 77356
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      Retail Space on Highway 105

      Retail space with high visibility and traffic on Highway 105.
      18441 State Highway 105 W, Montgomery, TX 77356
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    • $2,250 /Mo
      1,026 SF

      Retail Space on Walden Road

      Retail shell space available for lease in high-traffic location.
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      5,580 SF

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      80,586 SF

      Office Building with 80,586 SqFt

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      27,075 SF

      Retail Center on Lake Conroe

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    Similar Nearby for Lease

    • Contact for pricing

      Move-in Ready Retail/Restaurant Space

      Two spaces for lease with excellent location and visibility.
      16145 State Highway 105 W, Montgomery, TX 77356
      View Details
    • Contact for pricing

      Downtown Montgomery Office and Retail

      Premier office and retail property in historic downtown Montgomery.
      21105 Eva St, Montgomery, TX 77356
      View Details
    • Contact for pricing

      Medical Office Space Near Lake

      Multi-tenant medical office complex near Lake Conroe in Montgomery, Texas.
      18059 State Highway 105 W, Montgomery, TX 77356
      View Details
    • Contact for pricing

      New Construction Office/Retail Building

      New construction office/retail building with spaces from 1200 SF.
      15325 Summit Park Dr, Montgomery, TX 77356
      View Details
    • Contact for pricing

      Retail Space on Highway 105

      Retail space with high visibility and traffic on Highway 105.
      18441 State Highway 105 W, Montgomery, TX 77356
      View Details
    • $2,250 /Mo
      1,026 SF

      Retail Space on Walden Road

      Retail shell space available for lease in high-traffic location.
      15450 Walden Rd, Montgomery, TX 77356
      View Details
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    Montgomery, TX 77356
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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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