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Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Strip malls
10501 Leopard St Corpus Christi, TX 78410-2641
Individually Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US83-3816073
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1983
Total area
11,366 SF
Lot
1.29 ac (56,018 SF)
Zoning code
B-4
APN
5040-0001-0010
UPID
US83-3816073
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
-
Roger's Barber Shop Barber Shop
-
Fired Up Nutrition (Herbalife) Cafe & Coffee Shop
-
Rigatoni's Italian Restaurant Restaurant
-
Asian Garden Restaurant
-
Yellow Rose Clothing Clothing Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$440k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$595k
Blend (final)
Blend
$515k
Owner & transaction history
Wolverine Crossroads Shopping · 13 yrs held
Wolverine Crossroads Shopping
since 2012
7 recorded transactions
Zoning & alternative use
B-4 · Corpus Christi, TX
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$815,000
+71.5%
Retail stores
$740,000
+56.4%
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 Corpus Christi submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Corpus Christi 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
$440,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$475,000
Current use
INDUSTRIAL (GENERAL)
$815,000
Change: +72% · Conversion: Difficult
RETAIL STORES
$740,000
Change: +56% · Conversion: Easy
Blend value · Realmo final
$515k
Range $464k – $567k · ±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
$45 / 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
$28,120
Tax year 2023
Assessed value
$1,285,488
Assessed 2024
Previous assessed
$1,285,488
+0.0% YoY
Effective rate
2.19%
On assessed value
Assessed land
$224,000
Assessed improvement
$1,061,488
Land market value
$224,000
Improvement market value
$1,061,488
Total market value
$1,285,488
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1983
Heating
NONE
Total area
11,366 SF
Lot
1.29 ac (56,018 SF)
Zoning code
B-4
APN
5040-0001-0010
UPID
US83-3816073
Jurisdiction
NUECES
Zoning & alternative use
B-4 · Corpus Christi, TX
Zoning B-4 · permitted uses
B-4 · Corpus Christi, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Corpus Christi. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$475,000
INDUSTRIAL (GENERAL)
Est. value
$815,000
RETAIL STORES
Est. value
$740,000
NEIGHBORHOOD: SHOPPING CENTER Current
INDUSTRIAL (GENERAL)
RETAIL STORES
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
1983
Heating
NONE
Lot
1.29 ac
Current owner
From public records · entity-resolved
Wolverine Crossroads Shopping
Individual
Mailing address
5005 S MASON RD #250, KATY, TX 77450-7141
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 13, 2017
—
Wolverine Crossroads Shoppping
—
Deed
related
$925,000 · Miscellaneous Ins Co
Nov 13, 2012
—
Wolverine Crossroads Shopping
First Natl Bk
Grant Deed
related
$900,000 · First National Bank
Mar 6, 2012
$292,236
Natl Bk First
Rodriguez Steve R
Trustees Deed
related
—
Sep 11, 2009
—
Mhe Investment INC
Eghtedari,mohammad
Warranty Deed
—
Oct 23, 2007
—
Mohammad Eghtedari
Pmi Management INC
Venders Lien
$1,044,650 · First National Bank
Nov 23, 2005
—
Pmi Management INC
Vestland Center IV Ltd
Warranty Deed
$780,000 · Valuebank Texas
Sep 12, 2005
—
Vestland Center IV Ltd
King,james S JR
Grant Deed
related
—
—
—
Pmi Management INC
—
Deed Of Trust
related
$240,000 · Valuebank Texas
—
—
Mhe Investment INC
—
Deed Of Trust
related
$1,044,650 · First National Bank
—
—
Mohammad Eghtedari
—
Deed Of Trust
related
$1,003,428 · First National Bank
—
—
Mhe Investment INC
—
Deed Of Trust
related
$20,590 · Retax Funding
—
—
Wolverine Crossroads Shoppping
—
Deed Of Trust
related
$925,000 · Miscellaneous Ins Co
—
—
Mohammad Eghtedari
—
Deed Of Trust
related
$31,553 · Retax Funding LP
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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