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Property profile & analytics
OFF-MARKET
Estimated value
$940,000
Investment properties
1234 Boston Ave Nederland, TX 77627-4019
Entity Owned
14-yr Hold
Free & Clear
Property ID
US82-3096044
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
2008
Total area
5,606 SF
Lot
0.24 ac (10,498 SF)
APN
045650-000-006600-00000
UPID
US82-3096044
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
-
Mazur & Vernon Accounting Firm Tax Preparation
-
Shoebulation Clothing & Fashion Store (Bike/Boat/Book/etc) Store
-
Joe C Vernon CPA Accounting Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$875k
Comparable Approach
Comparable
$1.00M
Blend (final)
Blend
$940k
Owner & transaction history
M & V Capital Ltd · 14 yrs held
M & V Capital Ltd
since 2012
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Nederland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Nederland 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%
$945,000
6.5%
$875,000
7%
$810,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$860,000
Current use
RESTAURANT
$835,000
Change: -3% · Conversion: Difficult
Blend value · Realmo final
$940k
Range $846k – $1.03M · ±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
$168 / 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
$13,348
Tax year 2023
Assessed value
$597,651
Assessed 2023
Previous assessed
$597,651
+0.0% YoY
Effective rate
2.23%
On assessed value
Assessed land
$20,340
Assessed improvement
$577,311
Land market value
$20,340
Improvement market value
$577,311
Total market value
$597,651
Applied tax rate
107.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
2008
Heating
NONE
Stories
1
Total area
5,606 SF
Lot
0.24 ac (10,498 SF)
APN
045650-000-006600-00000
UPID
US82-3096044
Jurisdiction
JEFFERSON
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) Current
Est. value
$860,000
RESTAURANT
Est. value
$835,000
COMMERCIAL (GENERAL) Current
RESTAURANT
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
2008
Heating
NONE
Stories
1
Lot
0.24 ac
Current owner
From public records · entity-resolved
M & V Capital Ltd
Entity
Free & Clear · 14 yrs held
Mailing address
PO BOX 1916, NEDERLAND, TX 77627-1916
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 27, 2012
—
M & V Capital Ltd
Candle Cottage Properties LLC
Grant Deed
related
—
Jan 25, 2010
—
Candle Cottage Properties LLC
Ferro,anthony P III & Shanna L
Warranty Deed
related
—
Feb 20, 2008
—
Cottage Candle
Nederland Economic Dev Corp
Grant Deed
related
—
—
—
Anthony P Ferro III
—
Deed Of Trust
related
$368,255 · Community Bank Of Texas NA
—
—
Anthony P Ferro III
—
Deed Of Trust
related
$368,255 · Community Bank Of Texas NA
—
—
Candle Cottage Properties LLC
—
Deed Of Trust
related
$370,546 · Community Bank Of Texas NA
—
—
Anthony P Ferro III
—
Deed Of Trust
related
$368,255 · Community Bank Of Texas 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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