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    18462 Keenan Cut Off Rd Montgomery, TX 77316
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    Property profile & analytics

    18462 Keenan Cut Off Rd Montgomery, TX 77316

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    • Commercial real estate
    • 1.54 lot acres
    Off-Market
    Property ID
    US83-2308714
    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

    • Commercial real estate

    Property Details for 18462 Keenan Cut Off Rd

    Lot size
    1.54 lot acres
    Property type
    Commercial real estate

    Description

    Exceptional 1.536-acre commercial land parcel ideally situated on Keenan Cut Off Road in Montgomery, Texas, presents a remarkable investment opportunity. This prime location boasts convenient access to major thoroughfares, including proximity to FM 2854, a mere 3 miles from Lake Creek High School, 5 miles from FM 105, and approximately 11 miles from I-45. The property's strategic positioning within a rapidly growing area makes it exceptionally well-suited for a diverse range of commercial ventures, including the development of storage facilities or industrial buildings. The land itself is already cleared and level, significantly reducing preparation time and costs. Existing infrastructure includes on-site electricity, septic system, and a well, streamlining the development process. This ready-to-build lot offers significant potential for immediate development and strong long-term returns, making it an attractive proposition for discerning investors seeking a high-growth area. The asking price is $230,000. This is a rare opportunity to acquire a substantial commercial land holding in a thriving Texas community.

    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
    -95.6490499
    Latitude
    30.3260495

    Comparable in this City

    • $899,000

      Land in Perfection Ranch

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      Prime Commercial Land in Conroe

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    • $10,000,000

      Unrestricted Land Near Montgomery

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    • $850,000

      Unrestricted Land Near FM 149

      10-11 acre land parcel with access from FM 149.
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    Similar Nearby for Sale

    • $899,000

      Land in Perfection Ranch

      6 acres in Perfection Ranch with equestrian and lake amenities.
      24077 Old Dobbin Plantersvil Rd, Montgomery, TX 77316
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    • Contact for pricing

      Prime Commercial Land in Conroe

      8.07 acres with 600+/- frontage in Conroe ETJ.
      Fm 2854 Rd, Conroe, TX 77316
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    • $10,000,000

      Unrestricted Land Near Montgomery

      183 acres with prime industrial potential near Montgomery, TX.
      7190 Adoue Rd, Montgomery, TX 77316
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    • $850,000

      Unrestricted Land Near FM 149

      10-11 acre land parcel with access from FM 149.
      9845 Fm 149 Rd, Montgomery, TX 77316
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    Similar Nearby for Lease

    • Contact for pricing

      Highway Frontage Land for Lease

      Available land tracts suitable for storage, sales, or food trucks.
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      Class A Medical Office Building

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      Retail Space in Woodforest

      Retail space available for lease in Woodforest, Montgomery, TX.
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      Multi-Tenant Retail Center For Rent

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      Class A Medical Office Building

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      42,000 SF

      Medical Office Building Pre-Leasing

      Proposed 42,000 SF medical office building for lease.
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    Montgomery, TX 77316
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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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    18462 Keenan Cut Off Rd, Montgomery, TX, 77316
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