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Property profile & analytics
OFF-MARKET
Estimated value
$660,000
Day care centers
2080 Reflection Bay Dr Pearland, TX 77584-5512
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US82-6416307
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2007
Total area
13,470 SF
Lot
2.56 ac (111,426 SF)
APN
7591-0001-003
UPID
US82-6416307
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
-
Silverline Montessori School - Shadow Creek High School Daycare Center
-
Liz school High School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$425k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$894k
Blend (final)
Blend
$660k
Owner & transaction history
Early Childhood Education LLC · 8 yrs held
Early Childhood Education LLC
since 2018
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$895,000
+22.4%
Office building
$795,000
+9.0%
Medical building
$755,000
+3.2%
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 Pearland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pearland 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
$425,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$730,000
Current use
WAREHOUSE, STORAGE
$895,000
Change: +22% · Conversion: Difficult
OFFICE BUILDING
$795,000
Change: +9% · Conversion: Difficult
MEDICAL BUILDING
$755,000
Change: +3% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$590,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$660k
Range $594k – $726k · ±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
$49 / 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 2018Property tax & assessments
Tax year 2018
Assessed value
$6,661,250
Assessed 2023
Previous assessed
$4,500,000
+48.0% YoY
Assessed land
$869,130
Assessed improvement
$5,792,120
Land market value
$869,130
Improvement market value
$5,792,120
Total market value
$6,661,250
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2007
Heating
PACKAGE
Buildings
2
Total area
13,470 SF
Lot
2.56 ac (111,426 SF)
APN
7591-0001-003
UPID
US82-6416307
Jurisdiction
BRAZORIA
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
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$730,000
WAREHOUSE, STORAGE
Est. value
$895,000
OFFICE BUILDING
Est. value
$795,000
MEDICAL BUILDING
Est. value
$755,000
INDUSTRIAL (GENERAL)
Est. value
$590,000
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
WAREHOUSE, STORAGE
OFFICE BUILDING
MEDICAL BUILDING
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
2007
Heating
PACKAGE
Buildings
2
Lot
2.56 ac
Current owner
From public records · entity-resolved
Early Childhood Education LLC
Entity
Mailing address
909 WALNUT ST STE #200, KANSAS CITY, MO 64106-2003
Ownership since
2018
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
Feb 22, 2018
—
Early Childhood Education LLC
Es Silverline Propco LLC
Trustees Deed
$10,000,000 · Corporate Finance INC
Jan 9, 2017
—
Es Silverline Propco LLC
—
Deed
related
$1,429,000 · Private Individual
Aug 10, 2016
—
Es Silverline Propco LLC
Avnee LP
Trustees Deed
$9,252,500 · Texas Cap Bk
—
—
Es Silverline Propco LLC
—
Deed Of Trust
related
$1,429,000 · Private Individual
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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