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    Property profile & analytics

    4225 Research Frst Dr Spring, TX 77381-4393

    • Commercial real estate
    • 14,120 SF
    • 1.43 lot acres
    OFF-MARKET
    Value Estimations
    $2,210,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US83-2392407
    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.

    Current Use by Public Records

    • Spherion Staffing & Recruiting / Employment Agency
    • Coldwell Banker / Auri Adams REALTOR / Real Estate Agency
    • Bonnie Kuykendall Coldwell Banker United Realtors / Real Estate Agency
    • Coldwell Banker: Barbara Cegielski / Real Estate Agency
    • Stephanie Rea - Realtor / Real Estate Agency

    Property Details for 4225 Research Frst Dr

    Year built
    2009
    Lot size
    1.43 lot acres
    Property size
    14,120 SF
    Property type
    Commercial real estate
    APN
    9714-07-00116
    APU
    97140700116

    Description

    This exceptional two-story office building, totaling 14,153 square feet, presents a fantastic opportunity for businesses seeking executive office space in the thriving Woodlands, Texas. Located at 4225 Research Forest Drive, this Class B property offers multiple tenancy options, with a minimum divisible space of 1,016 square feet and a maximum contiguous space of 8,755 square feet. Currently, 11,241 square feet are immediately available. The building sits on a substantial 62,430 square foot lot, providing ample parking and outdoor space. Its convenient location in Montgomery County, Texas, offers easy access to major roadways and amenities. Ideal for a variety of professional businesses, this property provides a blend of functionality and prestige. The address is 4225 Research Forest Dr, The Woodlands, TX 77381. This is a rare opportunity to secure high-quality office space in a desirable location. The building's size and layout offer flexibility for businesses of various sizes, from smaller executive suites to larger corporate offices. Don't miss this chance to establish your business in a vibrant and successful community.

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $2,435,000
      6.5%
      $2,250,000
      7%
      $2,090,000

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $2,172,000
      Market price range: $738k - $2.87M

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $1,990,000
      Current use
      INDUSTRIAL (GENERAL)
      $3,570,000
      Change: +79% Conversion: Moderate
      OFFICE BUILDING
      $3,215,000
      Change: +62% Conversion: Easy

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

    Location Insight

    • Map
    • Local Demand
    City
    Spring
    County
    Montgomery
    State
    Texas
    Longitude
    -95.4858
    Latitude
    30.1825
    CBSA code
    26420
    CBSA name
    HOUSTON-SUGAR LAND-BAYTOWN, TX METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $40,390
    $624,300
    $1,375,700
    $2,000,000
    -
    $624,300
    $1,375,700
    $2,000,000

    Comparable in this City

    • Value Estimation by Request
      138,192 SF

      4747-4825 Research Forest Dr

      Neighborhood centers • 138,192 SF
      4747-4825 Research Forest Dr, The Woodlands, TX 77381
      View Details
    • Value Estimation by Request
      2,460 SF

      9004 Frst Xing1a

      COMMERCIAL CONDOMINUIM • 2,460 SF
      9004 Frst Xing1a, Spring, TX 77381-1197
      View Details
    • Value Estimation
      $1,385,000
      9,912 SF

      4810 Panther Crk Dr

      COMMERCIAL (GENERAL) • 9,912 SF
      4810 Panther Crk Dr, Spring, TX 77381-5008
      View Details
    • Value Estimation by Request
      2,460 SF

      9006 Frst Xing2-g

      COMMERCIAL CONDOMINUIM • 2,460 SF
      9006 Frst Xing2-g, Spring, TX 77381-1185
      View Details
    • Value Estimation
      $2,065,000
      20,832 SF

      4850 Panther Crk Dr

      COMMERCIAL (GENERAL) • 20,832 SF
      4850 Panther Crk Dr, The Woodlands, TX 77381-3607
      View Details
    • Value Estimation by Request
      1,720 SF

      9004 Frst Xing1c

      COMMERCIAL CONDOMINUIM • 1,720 SF
      9004 Frst Xing1c, Spring, TX 77381-1197
      View Details

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      Freestanding Retail Space For Sale

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    • $20,000,000

      22.56 Acres in The Woodlands

      22.56 acres of land with potential in The Woodlands.
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    Similar Nearby for Lease

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      Shenandoah Office Space For Lease

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      The Woodlands Retail Center

      High-traffic retail space, multiple suites available.
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      Flex Space Available For Rent

      Flex space available for rent in Spring, Texas.
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    Spring, TX 77381-4393
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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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