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Property profile & analytics
OFF-MARKET
Estimated value
$915,000
Warehouses
22920 Kuykendahl Rd Spring, TX 77389-5396
Entity Owned
Absentee Owner
Free & Clear
Property ID
US82-8613422
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2019
Construction
STEEL FRAME
Total area
11,165 SF
Lot
3.1 ac (134,866 SF)
APN
1464450010003
UPID
US82-8613422
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
-
Wellness Thai Massage & Day Spa 3 Alternative Medicine Practice Spa & Massage Center
-
Melting Leaf CBD Spring (Bike/Boat/Book/etc) Store Cosmetic Store
-
Leslie's Sports Bar Bar & Pub
-
Dowdell Shopping Center Shopping Center & Mall
-
I-45 Diner Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$839k
Blend (final)
Blend
$915k
Owner & transaction history
ALL AMERICAN DEVELOPMENT COMPANY LLC
ALL AMERICAN DEVELOPMENT COMPANY LLC
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.1M
+96.0%
Office building
$730,000
+26.4%
Auto repair, garage
$715,000
+23.9%
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 Spring submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Spring 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
WAREHOUSE, STORAGE
$575,000
Current use
RESTAURANT
$1,130,000
Change: +96% · Conversion: Difficult
OFFICE BUILDING
$730,000
Change: +26% · Conversion: Difficult
AUTO REPAIR, GARAGE
$715,000
Change: +24% · Conversion: Easy
MEDICAL BUILDING
$650,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$915k
Range $824k – $1.01M · ±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
$82 / 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
$95,108
Tax year 2023
Assessed value
$5,343,901
Assessed 2024
Previous assessed
$5,343,901
+0.0% YoY
Effective rate
1.78%
On assessed value
Assessed land
$809,196
Assessed improvement
$4,534,705
Land market value
$809,196
Improvement market value
$4,534,705
Total market value
$5,343,901
Applied tax rate
17.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2019
Construction
STEEL FRAME
Heating
NONE
Cooling
NONE
Buildings
5
Total area
11,165 SF
Lot
3.1 ac (134,866 SF)
APN
1464450010003
UPID
US82-8613422
Jurisdiction
HARRIS
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
WAREHOUSE, STORAGE Current
Est. value
$575,000
RESTAURANT
Est. value
$1.1M
OFFICE BUILDING
Est. value
$730,000
AUTO REPAIR, GARAGE
Est. value
$715,000
MEDICAL BUILDING
Est. value
$650,000
WAREHOUSE, STORAGE Current
RESTAURANT
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL 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
2019
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Buildings
5
Lot
3.1 ac
Current owner
From public records · entity-resolved
ALL AMERICAN DEVELOPMENT COMPANY LLC
Entity
Free & Clear · 0 yrs held
Mailing address
25420 KUYKENDAHL RD STE D-300, HOUSTON, TX 77065
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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