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Property profile & analytics
OFF-MARKET
Estimated value
$29,960,000
Apartment buildings
1700 Rivercrest Dr Sugar Land, TX 77478-4142
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US82-4263840
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1982
Total area
164,188 SF
Lot
5.04 ac (219,325 SF)
Zoning code
JT
APN
6450-00-000-0010-907
UPID
US82-4263840
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
-
Foundations at River Crest & Lions Head Apartment Complex
-
Cullettessweetgiftbaskets Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$30.57M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$29.96M
Owner & transaction history
1700 Rivercrest Dr LP · 9 yrs held
1700 Rivercrest Dr LP
since 2016
3 recorded transactions
Zoning & alternative use
JT · Sugar Land, TX
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 Sugar Land submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sugar Land 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%
$33,110,000
6.5%
$30,565,000
7%
$28,380,000
Blend value · Realmo final
$29.96M
Range $26.96M – $32.96M · ±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
$182 / 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
$258,078
Tax year 2023
Assessed value
$16,411,874
Assessed 2024
Previous assessed
$13,560,945
+21.0% YoY
Effective rate
1.57%
On assessed value
Assessed land
$1,064,595
Assessed improvement
$15,347,279
Land market value
$1,064,595
Improvement market value
$15,347,279
Total market value
$16,411,874
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1982
Heating
CENTRAL
Cooling
CENTRAL
Rooms
45
Total area
164,188 SF
Lot
5.04 ac (219,325 SF)
Zoning code
JT
APN
6450-00-000-0010-907
UPID
US82-4263840
Jurisdiction
FORT BEND
Zoning & alternative use
JT · Sugar Land, TX
Zoning JT · permitted uses
JT · Sugar Land, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sugar Land. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1982
Heating
CENTRAL
Cooling
Yes
Rooms
45
Lot
5.04 ac
Current owner
From public records · entity-resolved
1700 Rivercrest Dr LP
Entity
Mailing address
999 WATERSIDE DR STE #2300, NORFOLK, VA 23510-3324
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 29, 2016
—
1700 Rivercrest Dr LP
Ap Ad River Crest LLC
Trustees Deed
$27,180,000 · Holliday Fenoglio Fowler
Sep 27, 2011
—
Ap Ad River Crest LLC
Gables Rivercrest II Ltd
Grant Deed
$18,244,000 · Cbre Capital Markets INC
Aug 30, 2006
—
Rivercrest I Lg
—
Deed Of Trust
related
$705,000,000 · Northwestern Mutual 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.
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