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Property profile & analytics
OFF-MARKET
Estimated value
$910,000
Retail space
311 Fm 306 New Braunfels, TX 78130-2555
Entity Owned
8-yr Hold
Absentee Owner
Free & Clear
Property ID
US82-9212573
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1980
Total area
12,500 SF
Lot
1.96 ac (85,378 SF)
APN
21-0350-0001-00
UPID
US82-9212573
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
-
Comal Crawfish Company Restaurant
-
Redemption Bible Church Church
-
New Braunfels Machine, Inc. Industrial Manufacturer
-
Golden Needle (Bike/Boat/Book/etc) Store
-
NB Par Tee Haus Golf Course
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$610k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.21M
Blend (final)
Blend
$910k
Owner & transaction history
Ulf LLC · 8 yrs held
Ulf LLC
since 2018
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.4M
+20.2%
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 New Braunfels submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs New Braunfels 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
$610,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,135,000
Current use
OFFICE BUILDING
$1,365,000
Change: +20% · Conversion: Easy
Blend value · Realmo final
$910k
Range $819k – $1.00M · ±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
$73 / 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
$51,665
Tax year 2023
Assessed value
$2,912,580
Assessed 2023
Previous assessed
$2,912,580
+0.0% YoY
Effective rate
1.77%
On assessed value
Assessed land
$1,473,280
Assessed improvement
$1,439,300
Land market value
$1,473,280
Improvement market value
$1,439,300
Total market value
$2,912,580
Applied tax rate
46.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1980
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
12,500 SF
Lot
1.96 ac (85,378 SF)
APN
21-0350-0001-00
UPID
US82-9212573
Jurisdiction
COMAL
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
RETAIL STORES Current
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.4M
RETAIL STORES Current
OFFICE 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
1980
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
1.96 ac
Current owner
From public records · entity-resolved
Ulf LLC
Entity
Free & Clear · 8 yrs held
Mailing address
1248 FM 1101, NEW BRAUNFELS, TX 78130-2759
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 7, 2020
—
New Braunfels Stewardship Prop
—
Deed Of Trust
related
$3,000,000 · Spirit Of Tx Bk Ssb
Jan 18, 2019
—
New Braunfels Stewardship Prop
—
Deed
related
$600,000 · First Nat'l Bk/beeville
Nov 28, 2018
—
Ulf LLC
—
Trust Deed
related
$500,000 · Gabriele Niederauer
Jul 3, 2018
—
Ulf LLC
169 Nb Rockspring Jv
Grant Deed
related
—
May 25, 2018
—
New Braunfels Stewardship Prop
—
Deed
related
$600,000 · First Nat'l Bk/beeville
May 18, 2016
—
New Braunfels Stewardship Prop
Hadlock Ents INC
Warranty Deed
$1,600,000 · First Nat'l Bk/beeville
—
—
New Braunfels Stewardship Prop
—
Deed Of Trust
related
$600,000 · First Nat'l Bk/beeville
—
—
Hadlock Ents INC
—
Loan Modification
related
$119,698 · Tax Ease Fndg
—
—
New Braunfels Stewardship Prop
—
Deed Of Trust
related
$600,000 · First Nat'l Bk/beeville
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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