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Property profile & analytics
OFF-MARKET
Estimated value
$3,400,000
Garden apartment buildings
13313 Cutten Rd 284 Houston, TX 77069-2360
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US82-2103714
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2008
Construction
BRICK
Total area
34,578 SF
Lot
19.14 ac (833,743 SF)
APN
1316420010001
UPID
US82-2103714
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
-
Dreamhair Boutique Hair Salon
-
Jewel Prints Customs Consultant
-
Carrington at Champion Forest Apartments Apartment Rental Agency Apartment Complex
-
AN-Tools Specialty Food Shop (Bike/Boat/Book/etc) Store
-
Stacey Travel Agency Travel Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.24M
Blend (final)
Blend
$3.40M
Owner & transaction history
Sir Carrington Champion LLC · 12 yrs held
Sir Carrington Champion LLC
since 2013
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$5.6M
+158.7%
Restaurant
$3.5M
+61.7%
Auto repair, garage
$3.2M
+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
APARTMENT HOUSE (5+ UNITS)
$2,160,000
Current use
COMMERCIAL (GENERAL)
$5,595,000
Change: +159% · Conversion: Moderate
RESTAURANT
$3,495,000
Change: +62% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,225,000
Change: +49% · Conversion: Difficult
MEDICAL BUILDING
$2,205,000
Change: +2% · Conversion: Moderate
Blend value · Realmo final
$3.40M
Range $3.06M – $3.74M · ±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
$98 / 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
$348,594
Tax year 2022
Assessed value
$36,517,731
Assessed 2024
Previous assessed
$45,171,277
-19.2% YoY
Effective rate
0.95%
On assessed value
Assessed land
$7,735,608
Assessed improvement
$28,782,123
Land market value
$7,735,608
Improvement market value
$28,782,123
Total market value
$36,517,731
Applied tax rate
4.0000
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
2008
Construction
BRICK
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
12
Stories
3
Total area
34,578 SF
Lot
19.14 ac (833,743 SF)
APN
1316420010001
UPID
US82-2103714
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
$2.2M
COMMERCIAL (GENERAL)
Est. value
$5.6M
RESTAURANT
Est. value
$3.5M
AUTO REPAIR, GARAGE
Est. value
$3.2M
MEDICAL BUILDING
Est. value
$2.2M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
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
2008
Construction
BRICK
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
12
Lot
19.14 ac
Current owner
From public records · entity-resolved
Sir Carrington Champion LLC
Entity
Mailing address
PO BOX 530292, BIRMINGHAM, AL 35253-0292
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 17, 2020
—
Sir Carrington Champion LLC
—
Deed
related
$79,170,000 · Pnc Bk
Aug 1, 2016
—
Sir Carrington Champion LLC
—
Deed
related
$350,000,000 · Pnc Bk
Nov 8, 2013
—
Sir Carrington Champion LLC
Tel-la Champion Forest LLC
Grant Deed
$22,959,000 · Berkeley Point Cap
Sep 2, 2011
—
Tel-la Champion Forest LLC
Cutten Partners LP
Deed Of Trust
related
$87,000,000 · Massachusetts Mutual Life Ins
—
—
Sir Carrington Champion LLC
—
Deed Of Trust
related
$350,000,000 · Pnc Bk
—
—
Sir Carrington Champion LLC
—
Deed Of Trust
related
$79,170,000 · Pnc 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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