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Property profile & analytics
OFF-MARKET
Estimated value
$665,000
Garden apartment buildings
13131 Fallsview Ln 476 Houston, TX 77077-3614
Individually Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US83-3741071
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1990
Construction
FRAME
Total area
26,132 SF
Lot
20.06 ac (873,748 SF)
APN
410360000351
UPID
US83-3741071
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
-
Itechplan Digital Solutions Marketing & Advertising (Bike/Boat/Book/etc) Store
-
Itechplan Digital Agency Marketing & Advertising Advertising Agency
-
Jerry Gurunlian & Construction Construction Company General Contractor
-
Emollient LLC (Bike/Boat/Book/etc) Store Corporate Office
-
Chariot Magazine Advertising Agency Marketing & Advertising
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$605k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$723k
Blend (final)
Blend
$665k
Owner & transaction history
Roberts Clarence III · 6 yrs held
Roberts Clarence III
since 2020
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 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
$605,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$830,000
Current use
OFFICE BUILDING
$770,000
Change: -7% · Conversion: Moderate
Blend value · Realmo final
$665k
Range $599k – $732k · ±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
$25 / 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
$1,225,457
Tax year 2022
Assessed value
$46,879,394
Assessed 2024
Previous assessed
$60,822,446
-22.9% YoY
Effective rate
2.61%
On assessed value
Assessed land
$8,737,480
Assessed improvement
$38,141,914
Land market value
$8,737,480
Improvement market value
$38,141,914
Total market value
$46,879,394
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
1990
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
26
Stories
3
Rooms
2
Bathrooms
1
Total area
26,132 SF
Lot
20.06 ac (873,748 SF)
APN
410360000351
UPID
US83-3741071
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
$830,000
OFFICE BUILDING
Est. value
$770,000
APARTMENT HOUSE (5+ UNITS) Current
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
1990
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
26
Rooms
2
Bathrooms
1
Lot
20.06 ac
Current owner
From public records · entity-resolved
Roberts Clarence III
Individual
Mailing address
10210 N CENTRAL EXPY STE #300, DALLAS, TX 75231-3470
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 13, 2020
—
Roberts Clarence III
Roberts Clarence III
Correction Deed
related
—
Jan 28, 2020
—
Roberts Clarence III
Roberts Clarence III
Quit Claim Deed
related
—
Apr 17, 2019
—
Hayden At Enclave LP
Hyde Park At Enclave LP
Quit Claim Deed
related
$40,241,000 · Suntrust Bk
May 2, 2014
—
Hyde Park At Enclave LP
Cpr Briar Forest Owner LP
Trustees Deed
$39,000,000 · Compass Bk
May 1, 2012
—
Cpr Briar Forest Owner LP
Ag Of Starboard Briar Forest Prop
Grant Deed
related
—
Jan 16, 2007
—
Ag Of Starboard Briar Forest Prop
Ml Texas Apartments
Grant Deed
$21,000,000 · Cwcapital LLC
Oct 3, 1997
—
Ml Texas Apartment LP
Beeler-sanders II Ltd
Grant Deed
related
—
—
—
Briar Forest Owner LP
—
Deed Of Trust
related
$3,500,000 · Cwcapital LLC
—
—
Hyde Park At Enclave LP
—
Deed Of Trust
related
$163,835,275 · Arbor Com'l Fndg
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.
Try Rey
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