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    Property profile & analytics

    450 Gears Rd, Unit 261 Houston, TX 77067-4529

    • Office buildings
    • 158,666 SF
    • 4.51 lot acres
    OFF-MARKET
    Value Estimations
    $2,115,000
    Cap Rate Potential
    Location Intelligence
    Property ID
    US82-0512109
    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

    • Computer Modeling Group Inc (CMG) / (Bike/Boat/Book/etc) Store / Corporate Office
    • Elite Benefits Group / Insurance Agency
    • Montgomery & Barnes Inc / University
    • Nexen Inc / University
    • Langley Ogrady & Associates: Johnson Carey / Accounting Firm / Tax Preparation

    Property Details for 450 Gears Rd

    Year built
    1984
    Construction
    STEEL FRAME
    Lot size
    4.51 lot acres
    Property size
    158,666 SF
    Property type
    Office buildings
    APN
    1156850000001
    APU
    1156850000001

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

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

    Location Insight

    • Map
    • Local Demand
    City
    Houston
    County
    Harris
    State
    Texas
    Longitude
    -95.4214
    Latitude
    29.9468
    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
    2022
    $95,775
    $2,359,032
    $6,573,455
    $8,932,487
    -
    $2,359,032
    $6,573,455
    $8,932,487

    Comparable in this City

    • Value Estimation
      $1,505,000
      119,322 SF

      12700 Northborough Dr, Unit 405

      SKYSCRAPER/HIGH-RISE (COM OFFICES) • 119,322 SF
      12700 Northborough Dr, Houston, TX 77067-2552
      View Details
    • Value Estimation
      $2,475,000
      79,200 SF

      810 Gears Rd

      OFFICE BUILDING • 79,200 SF
      810 Gears Rd, Houston, TX 77067-4416
      View Details
    • Value Estimation
      $1,835,000
      26,400 SF

      330 Meadowfern Dr

      OFFICE BUILDING • 26,400 SF
      330 Meadowfern Dr, Houston, TX 77067-3227
      View Details
    • Value Estimation
      $1,680,000
      73,494 SF

      550 Grns Pkwy

      OFFICE BUILDING • 73,494 SF
      550 Grns Pkwy, Houston, TX 77067-4537
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    • Value Estimation
      $2,310,000
      195,957 SF

      396 Grns Rd, Unit 608

      SKYSCRAPER/HIGH-RISE (COM OFFICES) • 195,957 SF
      396 Grns Rd, Houston, TX 77067-4502
      View Details
    • Value Estimation
      $1,985,000
      126,448 SF

      785 Grns Pkwy

      OFFICE BUILDING • 126,448 SF
      785 Grns Pkwy, Houston, TX 77067-4452
      View Details

    Similar Nearby for Sale

    • $1,100,000

      Land Available in Houston, TX

      Land for sale at 11921 Veterans Memorial Dr, Houston, TX.
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    • $885,140

      Gears Road Commercial Land Available

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      1402 Gears Rd, Houston, TX 77067
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      Retail property with national tenants, offering stable income and upside.
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      Houston Commercial Land - 23 Acres

      Prime Houston land, ideal for development. Excellent location.
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      Prime Houston land, unrestricted use.
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      Prime Houston acreage, exceptional development potential.
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    Similar Nearby for Lease

    • Contact for pricing
      164,836 SF

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      Office building with high visibility, modern amenities, and convenient location.
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      Flex space • 107,213 SF
      11233 Crown Park Dr, Houston, TX 77067
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      598,950 SF

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      Prime Houston acreage: Lease or buy.
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      137,588 SF

      Houston Warehouse with Office Space

      137,588 SF warehouse with office, docks, and ramps.
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    • Contact for pricing
      6,500 SF

      Prime Retail Space, Move-In Ready

      Spacious retail shell, ample parking, 2023 renovation.
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      View Details
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    450 Gears Rd, Unit 261
    Houston, TX 77067-4529
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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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