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Property profile & analytics
OFF-MARKET
Estimated value
$600,000
Garden apartment buildings
2031 Westborough Dr 274 Katy, TX 77449-3259
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US82-4155906
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1983
Construction
FRAME
Total area
16,569 SF
Lot
9.02 ac (392,846 SF)
APN
1158660000002
UPID
US82-4155906
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
-
TR Music & Voice Lessons Training Center Tutoring Service
-
THE ONLINE BUSINESS Wellness Program
-
Westborough Crossing Apartments Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$465k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$739k
Blend (final)
Blend
$600k
Owner & transaction history
Wbc Westborough Partners LLC · 9 yrs held
Wbc Westborough Partners LLC
since 2017
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$700,000
+59.4%
Industrial (general)
$520,000
+18.4%
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 Katy submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Katy 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
$465,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$440,000
Current use
WAREHOUSE, STORAGE
$700,000
Change: +59% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$520,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$600k
Range $540k – $660k · ±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
$36 / 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
$566,590
Tax year 2022
Assessed value
$27,735,641
Assessed 2024
Previous assessed
$32,293,716
-14.1% YoY
Effective rate
2.04%
On assessed value
Assessed land
$2,357,064
Assessed improvement
$25,378,577
Land market value
$2,357,064
Improvement market value
$25,378,577
Total market value
$27,735,641
Applied tax rate
19.0000
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
1983
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
20
Stories
2
Rooms
1
Bathrooms
1
Total area
16,569 SF
Lot
9.02 ac (392,846 SF)
APN
1158660000002
UPID
US82-4155906
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
$440,000
WAREHOUSE, STORAGE
Est. value
$700,000
INDUSTRIAL (GENERAL)
Est. value
$520,000
APARTMENT HOUSE (5+ UNITS) Current
WAREHOUSE, STORAGE
INDUSTRIAL (GENERAL)
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
1983
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
20
Rooms
1
Bathrooms
1
Lot
9.02 ac
Current owner
From public records · entity-resolved
Wbc Westborough Partners LLC
Entity
Mailing address
30242 ESPERANZA, RANCHO SANTA MARGARITA, CA 92688-2121
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 15, 2019
—
Wbc Westborough Partners LLC
—
Deed
related
$17,710,000 · Newmark Knight Frank
Jun 22, 2017
—
Wbc Westborough Partners LLC
Westborough Crossing Ll LLC
Quit Claim Deed
related
$150,000,000 · Federal Hm Ln Mtg
Dec 30, 2011
—
Mosaic Venture Xvii-wc LP
Mid-america Apartments LP
Grant Deed
$10,320,000 · Berkadia Commercial Mortgage
—
—
Wbc Westborough Partners LLC
—
Deed Of Trust
related
$17,710,000 · Newmark Knight Frank
—
—
Mid-america Apartments Of Texas L
—
Deed Of Trust
related
—
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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