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Property profile & analytics
OFF-MARKET
Estimated value
$565,000
Garden apartment buildings
13101 Briar Frst Dr 424 Houston, TX 77077-2036
Entity Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US82-3974337
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1983
Construction
FRAME
Total area
14,272 SF
Lot
13.34 ac (580,929 SF)
APN
410360000373
UPID
US82-3974337
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
-
Richie Healthcare services Home Health Care Service
-
Vela Art Deco Home Decor Store
-
Goodness Appliance Repairs LLC Washer & Dryer Repair Service Appliance Repair Service
-
Deszaled Knails Nail Salon
-
Houston We Buy Cars Car Dealership
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$495k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$634k
Blend (final)
Blend
$565k
Owner & transaction history
Abbey-eldridge LLC · 13 yrs held
Abbey-eldridge LLC
since 2012
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$910,000
+100.4%
Warehouse, storage
$700,000
+53.7%
Retail stores
$635,000
+39.3%
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
$495,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$455,000
Current use
MEDICAL BUILDING
$910,000
Change: +100% · Conversion: Moderate
WAREHOUSE, STORAGE
$700,000
Change: +54% · Conversion: Difficult
RETAIL STORES
$635,000
Change: +39% · Conversion: Difficult
OFFICE BUILDING
$420,000
Change: -7% · Conversion: Moderate
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
$40 / 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
$1,084,083
Tax year 2022
Assessed value
$47,076,926
Assessed 2024
Previous assessed
$53,805,684
-12.5% YoY
Effective rate
2.30%
On assessed value
Assessed land
$5,809,280
Assessed improvement
$41,267,646
Land market value
$5,809,280
Improvement market value
$41,267,646
Total market value
$47,076,926
Applied tax rate
1.0000
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
1983
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
23
Stories
3
Rooms
4
Bathrooms
1
Total area
14,272 SF
Lot
13.34 ac (580,929 SF)
APN
410360000373
UPID
US82-3974337
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$455,000
MEDICAL BUILDING
Est. value
$910,000
WAREHOUSE, STORAGE
Est. value
$700,000
RETAIL STORES
Est. value
$635,000
OFFICE BUILDING
Est. value
$420,000
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
WAREHOUSE, STORAGE
RETAIL STORES
OFFICE 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
1983
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
23
Rooms
4
Bathrooms
1
Lot
13.34 ac
Current owner
From public records · entity-resolved
Abbey-eldridge LLC
Entity
Mailing address
1930 STONEGATE DR, VESTAVIA HLS, AL 35242-2523
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 8, 2012
—
Abbey-eldridge LLC
Ar-eldridge LLC
Grant Deed
$48,750,000 · Cbre Cap Markets
Apr 26, 2012
—
Ar-eldridge LLC
—
Deed Of Trust
related
$11,000,000 · Regions Bank
Mar 26, 1998
—
Lincoln-gtex Apartments LP
K/b Opportunity Fund I LP
Grant Deed
$20,400,000 · Gmac Commercial Mortgage Corp
—
—
I Heart Cupcakes LLC
—
Deed Of Trust
related
$350,000 · Post Oak Bk
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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