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21920 Merchants Way, Katy, TX 77449
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2012
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
105,954 SF
Lot
10.88 ac (474,107 SF)
APN
1316180020006
UPID
US82-6278649
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Construction Company General Contractor
-
Law Firm
-
Industrial Manufacturer Production Facility
-
Consultant Employment Agency
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$22.78M
Comparable Approach
Comparable
$24.67M
Blend (final)
Blend
$23.73M
Owner & transaction history
since 2016
3 recorded transactions
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$23.73M
Value range
$21.35M – $26.10M
±10% around blend
Estimated value / SF
$224 / SF
Confidence
Property data
75
Comparable evidence
60
$21.35M
blend $23.73M
$26.10M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
105,954 SF
Lot area
10.88 ac
Year built
2012
APN
1316180020006
Assessed value
$18,752,526
Annual tax
$349,530
3
Income approach: direct capitalization
Partial preview
Income approach indication
$22.78M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$24.67M
@ 6.5% CAP return
$22.78M
@ 7% CAP return
$21.15M
4
Sales comparison
Partial preview
Sales approach indication
$24.67M
Range $24.67M – $45.74M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$23.73M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$18.75M
Move the market yield to see immediate price impact.
Value / SF
$177
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$1.18M
$23.63M
$16.88M
$13.13M
$1.31M
$26.25M
$18.75M
$14.59M
$1.44M
$28.88M
$20.63M
$16.04M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$349,530
Tax year 2022
Assessed value
$18,752,526
Assessed 2024
Previous assessed
$19,922,004
-5.9% YoY
Effective rate
1.86%
On assessed value
Assessed land
$4,561,070
Assessed improvement
$14,191,456
Land market value
$4,561,070
Improvement market value
$14,191,456
Total market value
$18,752,526
Applied tax rate
19.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
2012
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Total area
105,954 SF
Lot
10.88 ac (474,107 SF)
APN
1316180020006
UPID
US82-6278649
Jurisdiction
HARRIS
Zoning & alternative use
Zoning · permitted uses
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release.
Building & site characteristics
From public records
Year built
2012
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Buildings
2
Lot
10.88 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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