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1720 South Friendswood Dr, Friendswood, TX 77546
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Property summary
AI-generated overview
Friendswood Center is a retail investment property in Friendswood, Texas, constructed in 2021. The three-tenant, net-leased building contains approximately 10,100 square feet of space and sits on a 1.14-acre parcel. Parking is provided with 51 spaces, equating to about 5.04 spaces per 1,000 square feet. The property is positioned along a high-traffic corridor on Parkwood Drive and Friendswood Drive, with reported traffic volumes of approximately 29,000 cars per day on Parkwood Drive and 17,000 cars per day on Friendswood Drive. The surrounding area includes affluent residential neighborhoods and nearby retail and service uses, with adjacency to the Hunters Creek Estates gated community. Nearby retailers and financial institutions in the vicinity include H-E-B, Chipotle, Chick-fil-A, McDonald’s, Starbucks, and Chase Bank and Wells Fargo Bank.
Property profile
Verified
Property type
Other commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2021
Total area
9,234 SF
Lot
1.14 ac (49,658 SF)
APN
3486-0000-0002-000
UPID
US82-7348043
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
(Bike/Boat/Book/etc) Store Pet Store & Service
-
Restaurant
-
(Bike/Boat/Book/etc) Store Pet Store & Service
-
Physician
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.41M
Comparable Approach
Comparable
$1.27M
Blend (final)
Blend
$1.34M
Owner & transaction history
since 2022
3 recorded transactions
Zoning & alternative use
Top alternative use upside
Office building
$2.0M
+137.5%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$1.34M
Value range
$1.20M – $1.47M
±10% around blend
Estimated value / SF
$145 / SF
Confidence
Property data
75
Comparable evidence
60
Income certainty
100
$1.20M
blend $1.34M
$1.47M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
9,234 SF
Lot area
1.14 ac
Year built
2021
APN
3486-0000-0002-000
Assessed value
$4,294,900
Annual tax
$1.00
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.41M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.53M
@ 6.5% CAP return
$1.41M
@ 7% CAP return
$1.31M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$1.00
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.27M
Range $413k – $1.27M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.34M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+138%
vs current-use indication
Commercial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
2.47%
Selected cap rate for this other commercial real estate
Derived from the Friendswood market rent, vacancy and expense benchmarks for this use type.
NOI (est.)
$136k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$5.51M
Move the market yield to see immediate price impact.
Value / SF
$596
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
1.97%2.47%2.97%
$122k
$6.21M
$4.96M
$4.12M
$136k
$6.90M
$5.51M
$4.58M
$150k
$7.59M
$6.06M
$5.04M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2018Property tax & assessments
Tax year 2018
Tax billed
$1.00
Tax year 2018
Assessed value
$4,294,900
Assessed 2023
Previous assessed
$4,294,900
+0.0% YoY
Effective rate
0.00%
On assessed value
Assessed land
$2,284,780
Assessed improvement
$2,010,120
Land market value
$2,284,780
Improvement market value
$2,010,120
Total market value
$4,294,900
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
For Sale
Year built
2021
Heating
NONE
Total area
9,234 SF
Lot
1.14 ac (49,658 SF)
APN
3486-0000-0002-000
UPID
US82-7348043
Jurisdiction
GALVESTON
Zoning & alternative use
Zoning · permitted uses
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release.
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2021
Heating
NONE
Lot
1.14 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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