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Property profile & analytics
OFF-MARKET
Estimated value
$565,000
Flex space
104 John Stockbauer Dr Victoria, TX 77901-3760
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US82-5562595
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1965
Construction
FRAME
Total area
7,800 SF
Lot
5.58 ac (243,065 SF)
APN
38565-001-00100
UPID
US82-5562595
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Mid-States Packaging, Inc. Industrial Manufacturer Factory
-
Key Energy Services Oilfield
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$510k
CAP Approach
CAP
$620k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$565k
Owner & transaction history
104 Stockbauer LLC · 10 yrs held
104 Stockbauer LLC
since 2015
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$930,000
+47.1%
Retail stores
$770,000
+21.5%
Auto repair, garage
$735,000
+16.6%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Victoria submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Victoria submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
$510,000
CAP Approach
CAP Return
Estimation
6%
$670,000
6.5%
$620,000
7%
$575,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$630,000
Current use
COMMERCIAL (GENERAL)
$930,000
Change: +47% · Conversion: Difficult
RETAIL STORES
$770,000
Change: +21% · Conversion: Moderate
AUTO REPAIR, GARAGE
$735,000
Change: +17% · Conversion: Easy
OFFICE BUILDING
$715,000
Change: +13% · Conversion: Difficult
MEDICAL BUILDING
$675,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$565k
Range $509k – $622k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$72 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$30,035
Tax year 2023
Assessed value
$1,569,470
Assessed 2023
Previous assessed
$1,569,470
+0.0% YoY
Effective rate
1.91%
On assessed value
Assessed land
$1,215,320
Assessed improvement
$354,150
Land market value
$1,215,320
Improvement market value
$354,150
Total market value
$1,569,470
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1965
Construction
FRAME
Heating
NONE
Buildings
3
Stories
1
Total area
7,800 SF
Lot
5.58 ac (243,065 SF)
APN
38565-001-00100
UPID
US82-5562595
Jurisdiction
VICTORIA
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$630,000
COMMERCIAL (GENERAL)
Est. value
$930,000
RETAIL STORES
Est. value
$770,000
AUTO REPAIR, GARAGE
Est. value
$735,000
OFFICE BUILDING
Est. value
$715,000
MEDICAL BUILDING
Est. value
$675,000
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1965
Construction
FRAME
Heating
NONE
Stories
1
Buildings
3
Lot
5.58 ac
Current owner
From public records · entity-resolved
104 Stockbauer LLC
Entity
Mailing address
PO BOX 2635, WORCESTER, MA 01613-2635
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 31, 2021
—
104 Stockbauer LLC
—
Deed
related
$750,000 · City National Bank
Jul 27, 2015
—
104 Stockbauer LLC
Third Coast Partnership Interest Lt
Venders Lien
$605,000 · Td Bank NA
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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