New search
Property profile & analytics
OFF-MARKET
Estimated value
$650,000
Office buildings
302 Forrest St, Victoria, TX 77901-6409
Individually Owned
2-yr Hold
Free & Clear
Property ID
US82-5957869
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2000
Construction
FRAME
Total area
7,832 SF
Lot
0.45 ac (19,432 SF)
APN
54800-085-00100
UPID
US82-5957869
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
-
Will Sciba Law Firm
-
The Law Office of Travis G. Edwards Consultant
-
Cole, Cole, Easley & Sciba, P.C. Law Firm
-
ECO Right of Way Landscaping General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$650k
Owner & transaction history
Deborah Bluntzer · 2 yrs held
Deborah Bluntzer
since 2024
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$970,000
+35.2%
Commercial (general)
$935,000
+30.0%
Retail stores
$770,000
+7.3%
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 Victoria submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Victoria 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
$720,000
Current use
RESTAURANT
$970,000
Change: +35% · Conversion: Moderate
COMMERCIAL (GENERAL)
$935,000
Change: +30% · Conversion: Easy
RETAIL STORES
$770,000
Change: +7% · Conversion: Moderate
AUTO REPAIR, GARAGE
$740,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$680,000
Change: -5% · Conversion: Easy
INDUSTRIAL (GENERAL)
$635,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$650k
Range $585k – $715k · ±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
$83 / 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
$10,947
Tax year 2023
Assessed value
$579,340
Assessed 2023
Previous assessed
$579,340
+0.0% YoY
Effective rate
1.89%
On assessed value
Assessed land
$67,420
Assessed improvement
$511,920
Land market value
$67,420
Improvement market value
$511,920
Total market value
$579,340
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
2000
Construction
FRAME
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
7,832 SF
Lot
0.45 ac (19,432 SF)
APN
54800-085-00100
UPID
US82-5957869
Jurisdiction
VICTORIA
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
OFFICE BUILDING Current
Est. value
$720,000
RESTAURANT
Est. value
$970,000
COMMERCIAL (GENERAL)
Est. value
$935,000
RETAIL STORES
Est. value
$770,000
AUTO REPAIR, GARAGE
Est. value
$740,000
MEDICAL BUILDING
Est. value
$680,000
INDUSTRIAL (GENERAL)
Est. value
$635,000
OFFICE BUILDING Current
RESTAURANT
COMMERCIAL (GENERAL)
RETAIL STORES
AUTO REPAIR, GARAGE
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
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
2000
Construction
FRAME
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
0.45 ac
Current owner
From public records · entity-resolved
Deborah Bluntzer
Individual
Free & Clear · 2 yrs held
Mailing address
302 W FORREST ST, VICTORIA, TX 77901-6409
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
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
Apr 2, 2024
—
Deborah Bluntzer
Kristopher Bluntzer
Intrafamily Transfer
related
—
Apr 1, 2024
—
Deborah Bluntzer
Kristopher Bluntzer
Intrafamily Transfer
related
—
May 11, 2020
—
Cheryl Cole Olson
Sandra Cole Sciba
Intrafamily Transfer
related
—
Dec 30, 2011
—
Cole Easley Cole & Sciba LLC
Cole Cole & Easley Investment Compa
Warranty Deed
$465,702 · Wells Fargo Bank 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 302 Forrest St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
