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Property profile & analytics
OFF-MARKET
Commercial real estate
2459 Fm 2268 Salado, TX 76571-4907
Entity Owned
2-yr Hold
Property ID
US82-2118746
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1995
Total area
4,656 SF
Lot
1.7 ac (74,008 SF)
APN
132643
UPID
US82-2118746
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
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Sawman LLC · 2 yrs held
Sawman LLC
since 2023
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Salado submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Salado 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$5,980
Tax year 2023
Assessed value
$400,000
Assessed 2024
Previous assessed
$379,879
+5.3% YoY
Effective rate
1.49%
On assessed value
Assessed land
$138,477
Assessed improvement
$261,523
Land market value
$138,477
Improvement market value
$261,523
Total market value
$400,000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1995
Heating
NONE
Total area
4,656 SF
Lot
1.7 ac (74,008 SF)
APN
132643
UPID
US82-2118746
Jurisdiction
BELL
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1995
Heating
NONE
Lot
1.7 ac
Current owner
From public records · entity-resolved
Sawman LLC
Entity
Mailing address
PO BOX 87, HOLLAND, TX 76534-0087
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 28, 2023
—
Sawman LLC
Wendler Landscape & Irrigation LLC
Deed
$388,000 · Independent Bank
Jan 4, 2019
—
Wendler Landscape & Irrigation
—
Deed
related
$40,833 · Horizon Bk Ssb
Oct 22, 2018
—
Wendler Landscape & Irrigation
—
Deed
related
$142,019 · Horizon Bk Ssb
Aug 29, 2013
—
Landscape Wendler
Montgomery,sammie D JR
Warranty Deed
$168,000 · Horizon Bank Fsb
Jun 5, 2013
—
Sammie D Montgomery JR.
Blair,randy L
Warranty Deed
related
—
May 20, 2013
—
Sammie D Montgomery JR.
Blair,janis M
Grant Deed
related
—
—
—
Wendler Landscape & Irrigation
—
Loan Modification
related
$40,833 · Horizon Bk Ssb
—
—
Wendler Landscape & Irrigation
—
Loan Modification
related
$142,019 · Horizon Bk Ssb
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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