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    2086 Porter Rd Conroe, TX 77301
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    2086 Porter Rd Conroe, TX 77301

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    • Commercial land
    For Sale
    $1,650,000
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    Conroe, TX Self-Storage Development Site For Sale
    $1,650,000
    1.80 Acres

    Conroe, TX Self-Storage Development Site

    1.796 acre site approved for climate-controlled self-storage development.

    2086 Porter Rd, Conroe, TX 77301
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    Property ID
    US83-2212594
    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

    • Urban Oaks at Conroe / Apartment Building / Apartment Rental Agency
    • Conroe Carpet Cleaning Pros / Hardware & Home Improvement
    • Drone Elevate / Marketing & Advertising / Photography Service

    Property Details for 2086 Porter Rd

    Property type
    Commercial land
    Property subtype
    Commercial real estate

    Description

    Self-Storage Development Opportunity in the rapidly growing city of Conroe, Texas. This site includes 1.796 +/- acres with approx. 418 feet of frontage along Porter Road and 8,375 cars per day, as well as visibility from S Loop 336 with over 28,997 cars per day. Located next to the corner of Porter Rd and S Loop 336, this site is between the Valero gas station and Urban Oaks, a newer apartment complex. This site has in place strong demographics with over 42,000 residents in 3 miles and AHHI of $94,932. The market area continues to see massive growth, with a population increase of 61.83% since the 2010 census, according to World Population Review. Major residential projects underway total over 11,500 housing units in various stages of development (see maps pg 7). The proposed project includes a 3-story 95,700 GSF | 74,750 NRSF | 702 units of class A climate-controlled self-storage. The sale is contingent upon the Seller providing this fully site plan approved site with permits.

    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
    Conroe
    County
    Montgomery
    State
    Texas
    Longitude
    -95.427734
    Latitude
    30.291431

    Comparable in this City

    • $1,999,999
      19.35 Acres

      Unrestricted Land in Conroe, Texas

      19.35 acres suitable for self-storage or industrial development.
      North Porter Rd, Conroe, TX 77301
      View Details
    • $85,000

      Conroe Corner Lot Redevelopment Opportunity

      Corner lot in Conroe, TX, suitable for redevelopment.
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      585,882 SF

      Conroe Development Opportunity on FM 1314

      Development or redevelopment opportunity in rapidly expanding Conroe, Texas.
      Fm 1314 Rd, Conroe, TX 77301
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      Conroe Land with Loop Frontage

      Land with frontage on South Loop 336 and Ed Kharbat Dr.
      Ed Kharbat Dr, Conroe, TX 77301
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      Conroe Land with Road Frontage

      0.98 acre commercial land with city utilities available.
      Airport Rd, Conroe, TX 77301
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    • $700,000

      6.046 Acres Commercial Land

      6.046 acres with 295 ft frontage in Conroe, TX.
      220 Porter Rd, Conroe, TX 77301
      View Details

    Similar Nearby for Sale

    • Contact for pricing

      Unrestricted Land with Highway Frontage

      0.91 acres of unrestricted land with highway and road frontage.
      2420 E Davis St, Conroe, TX 77301
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      Conroe Land on Ed Kharbat

      3.974-acre corner parcel with frontage on Ed Kharbat Drive.
      00 Ed Kharbat Dr, Conroe, TX 77301
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      1,960,112 SF

      Conroe Land Adjacent to HEB

      Unrestricted 44.998-acre land parcel with frontage on Loop 336.
      Loop 336, Conroe, TX 77301
      View Details
    • $465,000

      Conroe Commercial Land For Sale

      1.09 AC commercial land with access to major routes.
      1147 North Loop 336 East, Conroe, TX 77301
      View Details

    Similar Nearby for Lease

    • Contact for pricing

      Unrestricted Land at Signalized Intersection

      Approximately 0.91 acres of unrestricted land for lease.
      2420 E Davis St, Conroe, TX 77301
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    • Contact for pricing

      Commercial/Industrial Ground Lease Opportunity

      0.50-acre tract for ground lease in high-traffic Conroe corridor.
      2985 E Davis St, Conroe, TX 77301
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      Prime Retail Hub Land

      Located at a regional retail hub in North Conroe.
      I-45 & Fm 3083, Conroe, TX 77301
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      Unrestricted Land for Lease

      Approximately 0.5 acre of unrestricted land for lease.
      3009 E Davis St, Conroe, TX 77301
      View Details
    • Contact for pricing
      9,991 SF

      Land Available For Lease

      10.13 acres of land with outside storage available.
      501 Hickerson St, Conroe, TX 77301
      View Details
    • Contact for pricing

      Conroe Flex Space For Lease

      Flex space available for lease in Conroe, Texas.
      12068A Fm 3083 Rd, Conroe, TX 77301
      View Details
    View Listing
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    2086 Porter Rd
    Conroe, TX 77301
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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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