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Property profile & analytics
OFF-MARKET
Estimated value
$1,880,000
Garden apartment buildings
13502 Northborough Dr 240 Houston, TX 77067-1701
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US82-6200667
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1980
Construction
BRICK
Total area
18,670 SF
Lot
7.9 ac (344,124 SF)
APN
1145860000012
UPID
US82-6200667
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
-
Sago Palms Apartments Apartment Building Apartment Rental Agency
-
Inhismige Consulting Business Management Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.75M
Blend (final)
Blend
$1.88M
Owner & transaction history
Alta18 LLC · 1 yrs held
Alta18 LLC
since 2024
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.0M
+158.7%
Restaurant
$1.9M
+61.7%
Auto repair, garage
$1.7M
+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)
$1,165,000
Current use
COMMERCIAL (GENERAL)
$3,020,000
Change: +159% · Conversion: Moderate
RESTAURANT
$1,885,000
Change: +62% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,740,000
Change: +49% · Conversion: Difficult
OFFICE BUILDING
$1,300,000
Change: +11% · Conversion: Moderate
MEDICAL BUILDING
$1,190,000
Change: +2% · Conversion: Moderate
Blend value · Realmo final
$1.88M
Range $1.69M – $2.07M · ±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
$101 / 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
$146,525
Tax year 2022
Assessed value
$9,728,890
Assessed 2024
Previous assessed
$9,728,890
+0.0% YoY
Effective rate
1.51%
On assessed value
Assessed land
$1,548,558
Assessed improvement
$8,180,332
Land market value
$1,548,558
Improvement market value
$8,180,332
Total market value
$9,728,890
Applied tax rate
24.0000
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
1980
Construction
BRICK
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
14
Stories
2
Rooms
1
Bathrooms
1
Total area
18,670 SF
Lot
7.9 ac (344,124 SF)
APN
1145860000012
UPID
US82-6200667
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
$1.2M
COMMERCIAL (GENERAL)
Est. value
$3.0M
RESTAURANT
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$1.7M
OFFICE BUILDING
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.2M
APARTMENT HOUSE (5+ UNITS) Current
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
1980
Construction
BRICK
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
14
Rooms
1
Bathrooms
1
Lot
7.9 ac
Current owner
From public records · entity-resolved
Alta18 LLC
Entity
Mailing address
405 GOLFWAY W DR STE #300, SAINT AUGUSTINE, FL 32095-8852
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 4, 2024
—
Ad Thicket LLC
—
Deed
related
$19,500 · Dlp Lending Fund LLC
Oct 3, 2024
—
Alta18 LLC
Sagotx Investment LLC
Special Warranty Deed
—
Aug 31, 2021
—
Sagotx Investment LLC
—
Deed
related
$14,861,000 · Dlp Income & Growth Fund I LLC
Dec 28, 2018
—
Sagotx Investment LLC
—
Deed
related
$19,000,000 · Wallis St Bk
Dec 30, 2016
—
Sagotx Investment LLC
Sago Palms Apartments
Quit Claim Deed
$8,050,000 · Spirit Of Tx Bk Ssb
Feb 1, 2016
—
Sago Palms Apartments
Sago Palms Apartments LLC
Quit Claim Deed
related
$5,700,000 · Other Institutional Lenders
Jan 15, 2013
—
Sago Palms Apartments LLC
Basavamma INC
Grant Deed
$3,346,077 · Bc12013 LLC
Apr 14, 1998
—
Basavamma INC
Indus Investment Corp
Grant Deed
$3,900,000 · Column Financial INC
—
—
Sago Palms Apartments LLC
—
Deed Of Trust
related
$4,200,000 · Readycap Commercial LLC
—
—
Sagotx Investment LLC
—
Deed Of Trust
related
$19,000,000 · Wallis St Bk
—
—
Basavamma INC
—
Deed Of Trust
related
$3,300,000 · Woodforest National Bank
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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