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Property profile & analytics
OFF-MARKET
Estimated value
$2,140,000
Garden apartment buildings
12055 Sabo Rd 240 Houston, TX 77089-6286
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US83-3359740
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2002
Construction
FRAME
Total area
20,420 SF
Lot
12.44 ac (541,886 SF)
APN
1225790010001
UPID
US83-3359740
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
-
Quick auto glass Auto Repair Shop (Bike/Boat/Book/etc) Store
-
Mirabella Real Estate Agency
-
GEARZENK Clothing Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.91M
Blend (final)
Blend
$2.14M
Owner & transaction history
Virtu Gulf Pointe Assocs LLC · 18 yrs held
Virtu Gulf Pointe Assocs LLC
since 2008
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.3M
+158.7%
Restaurant
$2.0M
+55.4%
Auto repair, garage
$1.9M
+49.3%
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 Houston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Houston 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,305,000
Change: +159% · Conversion: Moderate
RESTAURANT
$1,985,000
Change: +55% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,905,000
Change: +49% · Conversion: Difficult
OFFICE BUILDING
$1,420,000
Change: +11% · Conversion: Moderate
MEDICAL BUILDING
$1,305,000
Change: +2% · Conversion: Moderate
Blend value · Realmo final
$2.14M
Range $1.93M – $2.35M · ±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
$105 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$374,666
Tax year 2022
Assessed value
$27,334,685
Assessed 2024
Previous assessed
$31,209,795
-12.4% YoY
Effective rate
1.37%
On assessed value
Assessed land
$2,709,430
Assessed improvement
$24,625,255
Land market value
$2,709,430
Improvement market value
$24,625,255
Total market value
$27,334,685
Applied tax rate
21.0000
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
2002
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
14
Stories
3
Total area
20,420 SF
Lot
12.44 ac (541,886 SF)
APN
1225790010001
UPID
US83-3359740
Jurisdiction
HARRIS
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
COMMERCIAL (GENERAL)
Est. value
$3.3M
RESTAURANT
Est. value
$2.0M
AUTO REPAIR, GARAGE
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.3M
COMMERCIAL (GENERAL)
RESTAURANT
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
2002
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
14
Lot
12.44 ac
Current owner
From public records · entity-resolved
Virtu Gulf Pointe Assocs LLC
Entity
Mailing address
12055 SABO RD APT #240, HOUSTON, TX 77089-6286
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 1, 2021
—
Mp Mirabella LLC
—
Deed
related
—
Dec 30, 2014
—
Virtu Gulf Pointe Assocs LLC
—
Grant Deed
related
$19,200,000 · Cibc
Jan 8, 2008
—
Virtu Gulf Pointe Assocs LLC
Tcr Gulf Pointe
Grant Deed
related
—
—
—
Virtu Gulf Pointe Assocs LLC
—
Deed Of Trust
related
$14,584,200 · Greystone Servicing Corp
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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