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Property profile & analytics
OFF-MARKET
Estimated value
$2,985,000
Flex space
201 Crestwood Dr, Victoria, TX 77901-3316
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US82-8973155
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1958
Construction
FRAME
Total area
42,351 SF
Lot
5.18 ac (225,597 SF)
APN
49615-001-00100
UPID
US82-8973155
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
-
South Texas Steel Services Co LLC Construction Company General Contractor
-
South Texas Storage Company Storage Facility
-
Mellon Creek Operating Oil & Natural Gas Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.36M
Comparable Approach
Comparable
$2.62M
Blend (final)
Blend
$2.99M
Owner & transaction history
Michael D Means · 2 yrs held
Michael D Means
since 2023
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$4.2M
+21.5%
Auto repair, garage
$4.0M
+16.6%
Office building
$3.9M
+13.2%
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 Victoria submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Victoria 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%
$3,635,000
6.5%
$3,355,000
7%
$3,115,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,430,000
Current use
RETAIL STORES
$4,170,000
Change: +21% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,000,000
Change: +17% · Conversion: Easy
OFFICE BUILDING
$3,885,000
Change: +13% · Conversion: Difficult
MEDICAL BUILDING
$3,675,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$2.99M
Range $2.69M – $3.28M · ±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
$70 / 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
$15,229
Tax year 2023
Assessed value
$1,144,390
Assessed 2023
Previous assessed
$1,144,390
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$676,790
Assessed improvement
$467,600
Land market value
$676,790
Improvement market value
$467,600
Total market value
$1,144,390
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1958
Construction
FRAME
Heating
NONE
Buildings
2
Stories
1
Total area
42,351 SF
Lot
5.18 ac (225,597 SF)
APN
49615-001-00100
UPID
US82-8973155
Jurisdiction
VICTORIA
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
INDUSTRIAL (GENERAL) Current
Est. value
$3.4M
RETAIL STORES
Est. value
$4.2M
AUTO REPAIR, GARAGE
Est. value
$4.0M
OFFICE BUILDING
Est. value
$3.9M
MEDICAL BUILDING
Est. value
$3.7M
INDUSTRIAL (GENERAL) Current
RETAIL STORES
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
1958
Construction
FRAME
Heating
NONE
Stories
1
Buildings
2
Lot
5.18 ac
Current owner
From public records · entity-resolved
Michael D Means
Individual
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 18, 2023
—
Michael D Means
Maxwell Carlisle JR
Special Warranty Deed
$1,743,300 · Prosperity Bank
Jan 7, 2013
—
Youghal Corp
Eddie Harrison
Special Warranty Deed
—
May 21, 2007
—
South Texas Steel Service Company L
Eddie Harrison
Venders Lien
$284,800 · First Victoria National Bank
Nov 20, 2006
—
Eddie Harrison
James A Wayne
Warranty Deed
—
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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