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Property profile & analytics
OFF-MARKET
Estimated value
$5,285,000
Office buildings
21966 Adams St, Porter, TX 77365-5900
Entity Owned
4-yr Hold
Free & Clear
Property ID
US83-2391080
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1983
Total area
52,125 SF
Lot
7.76 ac (338,113 SF)
Zoning code
5
APN
2080-01-03400
UPID
US83-2391080
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
-
Postel Building Systems LLC Construction Company General Contractor
-
Steelco General Contractor
-
Postel Group Factory Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.82M
Blend (final)
Blend
$5.29M
Owner & transaction history
Postel Building Systems LLC · 4 yrs held
Postel Building Systems LLC
since 2022
7 recorded transactions
Zoning & alternative use
5 · Porter, TX
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$6.5M
+38.2%
Apartment house (5+ units)
$6.2M
+31.6%
Restaurant
$6.0M
+27.6%
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 Porter submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Porter 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
OFFICE BUILDING
$4,705,000
Current use
WAREHOUSE, STORAGE
$6,505,000
Change: +38% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$6,190,000
Change: +32% · Conversion: Easy
RESTAURANT
$6,000,000
Change: +28% · Conversion: Moderate
AUTO REPAIR, GARAGE
$5,915,000
Change: +26% · Conversion: Difficult
Blend value · Realmo final
$5.29M
Range $4.76M – $5.81M · ±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
$101 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$110,613
Tax year 2024
Assessed value
$4,950,000
Assessed 2024
Previous assessed
$4,813,640
+2.8% YoY
Effective rate
2.23%
On assessed value
Assessed land
$676,224
Assessed improvement
$4,273,776
Land market value
$676,224
Improvement market value
$4,273,776
Total market value
$4,950,000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1983
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Bathrooms
1
Total area
52,125 SF
Lot
7.76 ac (338,113 SF)
Zoning code
5
APN
2080-01-03400
UPID
US83-2391080
Jurisdiction
MONTGOMERY
Zoning & alternative use
5 · Porter, TX
Zoning 5 · permitted uses
5 · Porter, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Porter. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$4.7M
WAREHOUSE, STORAGE
Est. value
$6.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.2M
RESTAURANT
Est. value
$6.0M
AUTO REPAIR, GARAGE
Est. value
$5.9M
OFFICE BUILDING Current
WAREHOUSE, STORAGE
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
AUTO REPAIR, GARAGE
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
Heating
FORCED AIR
Cooling
Yes
Buildings
2
Bathrooms
1
Lot
7.76 ac
Current owner
From public records · entity-resolved
Postel Building Systems LLC
Entity
Free & Clear · 4 yrs held
Mailing address
21966 ADAMS ST, PORTER, TX 77365-5900
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 5, 2022
—
Postel Building Systems LLC
Adams Street Holdings LLC
Deed
related
—
Feb 23, 2022
—
Postel Building Systems LLC
Adams Street Holdings LLC
Warranty Deed
—
Mar 13, 2020
—
Oak Ridge Crossing LLC
Crush Realty INC
Warranty Deed
related
—
Jul 12, 2019
—
Adams Street Holdings LLC
—
Correction Deed
related
$10,000,000 · Prosperity Bk
Oct 19, 2018
—
Oak Ridge Crossing LLC
Zuna LLC
Grant Deed
related
—
Aug 28, 2018
—
Adams Street Holdings LLC
—
Grant Deed
related
$10,000,000 · Prosperity Bk
Aug 23, 2016
—
Postel Holdings LLC
—
Deed
related
$3,620,000 · Icon Bk/tx NA
Jun 18, 2012
—
Adams Street Holdings LLC
Postel Holdings IV LLC
Grant Deed
—
Feb 5, 2010
$125,000
Postel Holdings IV LLC
Williard Steve M
Trustees Deed
related
—
Apr 27, 2007
—
Syntak Industries Co INC
—
Trustees Deed
related
$300,000 · Washington Foundries INC
Mar 2, 2005
—
Syntak Industries Co INC
Amyx,e M
Warranty Deed
$150,000 · E M Amyx
—
—
Adams Street Holdings LLC
—
Deed Of Trust
related
$2,500,000 · Icon Bk/tx NA
—
—
Postel Holdings LLC
—
Loan Modification
related
$3,620,000 · Icon Bk/tx NA
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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