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Property profile & analytics
FOR LEASE
Office buildings
1672 Independence Dr New Braunfels, TX 78132
Entity Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US82-1961493
For Lease
1 / 12
$3,460,000
1672 Independence Dr, New Braunfels, TX 78132
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2003
Total area
88,620 SF
Lot
10.11 ac (440,435 SF)
APN
40-0377-0006-00
UPID
US82-1961493
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
-
River City Engineering Engineer
-
Wayland Baptist University - San Antonio New Braunfels University Nursing School
-
Primo Abel Mayhua Physician
-
Trihydro Corporation Engineer Environmental Engineer
-
Evolution Consultants LLC Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.46M
Owner & transaction history
Felder Cnd-veramendi LLC · 6 yrs held
Felder Cnd-veramendi LLC
since 2019
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 New Braunfels submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs New Braunfels 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$39 / 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
$264,814
Tax year 2023
Assessed value
$15,337,757
Assessed 2023
Previous assessed
$15,337,757
+0.0% YoY
Effective rate
1.73%
On assessed value
Assessed land
$2,033,231
Assessed improvement
$13,304,526
Land market value
$2,033,231
Improvement market value
$13,304,526
Total market value
$15,337,757
Applied tax rate
46.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
2003
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
88,620 SF
Lot
10.11 ac (440,435 SF)
APN
40-0377-0006-00
UPID
US82-1961493
Jurisdiction
COMAL
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
2003
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
10.11 ac
Current owner
From public records · entity-resolved
Felder Cnd-veramendi LLC
Entity
Free & Clear · 6 yrs held
Mailing address
7373 BROADWAY STE #201, SAN ANTONIO, TX 78209-3265
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
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
May 19, 2022
—
Cruzer S Customs LLC
—
Deed
related
$226,800 · Texas Champion Bank
Oct 16, 2019
—
Felder Cnd-veramendi LLC
Veramendi Pe-brisbane LLC
Quit Claim Deed
related
—
Feb 1, 2019
—
New Braunfels Office Ltd
—
Deed
related
$18,700,000 · Miscellaneous Ins Co
Jan 16, 2019
—
New Braunfels Svc Ctr Ltd
—
Deed
related
$7,331,342 · Texas Cap Bk
Jan 2, 2014
—
New Braunfels Svc Center Ltd
—
Trustees Deed
related
$29,850,000 · Texas Capital Bank NA
Nov 13, 2013
—
New Braunfels Svc Center Ltd
Mcpherson Plaza Ltd
Grant Deed
—
—
—
New Braunfels Office Ltd
—
Deed Of Trust
related
$18,700,000 · Miscellaneous Ins Co
—
—
New Braunfels Svc Ctr Ltd
—
Loan Modification
related
$7,331,342 · Texas Cap Bk
—
—
New Braunfels Svc Center Ltd
—
Loan Modification
related
$6,800,000 · American Equity Inv Life Ins
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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