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Property profile & analytics
OFF-MARKET
Estimated value
$2,380,000
Retail space
2154 Gabriels Pl New Braunfels, TX 78130-6889
Entity Owned
10-yr Hold
Free & Clear
Property ID
US82-8057426
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2017
Total area
20,342 SF
Lot
2.41 ac (104,805 SF)
APN
38-0449-0050-00
UPID
US82-8057426
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.33M
Blend (final)
Blend
$2.38M
Owner & transaction history
Freiheit Plaza Partners LLC · 10 yrs held
Freiheit Plaza Partners LLC
since 2016
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.7M
+44.5%
Commercial (general)
$2.6M
+38.8%
Office building
$2.2M
+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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,850,000
Current use
AUTO REPAIR, GARAGE
$2,670,000
Change: +45% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,565,000
Change: +39% · Conversion: Easy
OFFICE BUILDING
$2,220,000
Change: +20% · Conversion: Easy
Blend value · Realmo final
$2.38M
Range $2.14M – $2.62M · ±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
$117 / 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
$99,560
Tax year 2023
Assessed value
$5,612,660
Assessed 2023
Previous assessed
$5,612,660
+0.0% YoY
Effective rate
1.77%
On assessed value
Assessed land
$2,118,016
Assessed improvement
$3,494,644
Land market value
$2,118,016
Improvement market value
$3,494,644
Total market value
$5,612,660
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
2017
Heating
NONE
Stories
1
Total area
20,342 SF
Lot
2.41 ac (104,805 SF)
APN
38-0449-0050-00
UPID
US82-8057426
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
$1.9M
AUTO REPAIR, GARAGE
Est. value
$2.7M
COMMERCIAL (GENERAL)
Est. value
$2.6M
OFFICE BUILDING
Est. value
$2.2M
RETAIL STORES Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
2017
Heating
NONE
Stories
1
Lot
2.41 ac
Current owner
From public records · entity-resolved
Freiheit Plaza Partners LLC
Entity
Free & Clear · 10 yrs held
Mailing address
268 COMAL AVE, NEW BRAUNFELS, TX 78130-4510
Ownership since
2016
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
Oct 8, 2018
—
Freiheit Plaza Partners LLC
—
Deed
related
$900,000 · Steve D Taylor Self-directed
Mar 23, 2016
—
Freiheit Plaza Partners LLC
Reimer,mike & Linda
Warranty Deed
—
Oct 6, 2015
—
Michael Reimer
Creekside 1101 Ltd
Grant Deed
$1,071,000 · Private Individual
—
—
Freiheit Plaza Partners LLC
—
Deed Of Trust
related
$900,000 · Steve D Taylor Self-directed
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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