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Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Retail space
204 San Antonio St New Braunfels, TX 78130-7937
Entity Owned
3-yr Hold
Free & Clear
Property ID
US82-2833785
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1893
Total area
7,070 SF
Lot
0.09 ac (4,051 SF)
APN
2-0000-0001-00
UPID
US82-2833785
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
-
La Belle Vie Home Decor Store Department Store
-
DeAnna Cochran Jewelry (Bike/Boat/Book/etc) Store
-
Red Stag Home Decor Store Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$495k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$575k
Blend (final)
Blend
$535k
Owner & transaction history
Corzine Nb LLC · 3 yrs held
Corzine Nb LLC
since 2023
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$770,000
+20.2%
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 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
Method
Estimation
Statistic approach
by Request
ML approach
$495,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$645,000
Current use
OFFICE BUILDING
$770,000
Change: +20% · Conversion: Easy
Blend value · Realmo final
$535k
Range $482k – $589k · ±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
$76 / 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
$23,922
Tax year 2023
Assessed value
$1,385,510
Assessed 2023
Previous assessed
$1,385,510
+0.0% YoY
Effective rate
1.73%
On assessed value
Assessed land
$134,050
Assessed improvement
$1,251,460
Land market value
$134,050
Improvement market value
$1,251,460
Total market value
$1,385,510
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1893
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Total area
7,070 SF
Lot
0.09 ac (4,051 SF)
APN
2-0000-0001-00
UPID
US82-2833785
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
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$645,000
OFFICE BUILDING
Est. value
$770,000
RETAIL STORES Current
OFFICE 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
1893
Heating
CENTRAL
Cooling
Yes
Stories
2
Lot
0.09 ac
Current owner
From public records · entity-resolved
Corzine Nb LLC
Entity
Free & Clear · 3 yrs held
Mailing address
112 BEAR CRK TRL, NEW BRAUNFELS, TX 78132-2089
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 26, 2023
—
Corzine Nb LLC
M Shawn Corzine
Intrafamily Transfer
related
—
Feb 5, 2020
—
Michael S Corzine
—
Deed
related
$350,000 · Crockett Nat'l Bk
Nov 7, 2018
—
Michael S Corzine
—
Deed
related
$461,500 · Crockett Nat'l Bk
Aug 7, 2017
—
Michael S Corzine
—
Deed
related
$480,000 · Prosperity Bk
May 1, 2012
—
M Shawn Corzine
Porter,nathan & Jean
Warranty Deed
$480,000 · Nathan & Jean Porter
—
—
Michael S Corzine
—
Deed Of Trust
related
$461,500 · Crockett Nat'l Bk
—
—
Michael S Corzine
—
Loan Modification
related
$350,000 · Crockett Nat'l Bk
—
—
Michael S Corzine
—
Deed Of Trust
related
$480,000 · Prosperity Bk
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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