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Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Retail space
320 Fm 306 New Braunfels, TX 78130-2556
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US83-3645305
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2019
Total area
3,840 SF
Lot
0.97 ac (42,340 SF)
APN
31-0540-0021-01
UPID
US83-3645305
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
-
Sherwin-Williams Paint Store Hardware & Home Improvement Building Supply
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$495k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$532k
Blend (final)
Blend
$515k
Owner & transaction history
Keystone 1031 Net Leased Portfolio · 4 yrs held
Keystone 1031 Net Leased Portfolio
since 2021
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$505,000
+44.5%
Commercial (general)
$485,000
+38.8%
Office building
$420,000
+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
$495,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$350,000
Current use
AUTO REPAIR, GARAGE
$505,000
Change: +45% · Conversion: Difficult
COMMERCIAL (GENERAL)
$485,000
Change: +39% · Conversion: Easy
OFFICE BUILDING
$420,000
Change: +20% · Conversion: Easy
Blend value · Realmo final
$515k
Range $464k – $567k · ±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
$134 / 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
$27,973
Tax year 2023
Assessed value
$1,576,940
Assessed 2023
Previous assessed
$1,576,940
+0.0% YoY
Effective rate
1.77%
On assessed value
Assessed land
$924,970
Assessed improvement
$651,970
Land market value
$924,970
Improvement market value
$651,970
Total market value
$1,576,940
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
2019
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
3,840 SF
Lot
0.97 ac (42,340 SF)
APN
31-0540-0021-01
UPID
US83-3645305
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
$350,000
AUTO REPAIR, GARAGE
Est. value
$505,000
COMMERCIAL (GENERAL)
Est. value
$485,000
OFFICE BUILDING
Est. value
$420,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
2019
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
0.97 ac
Current owner
From public records · entity-resolved
Keystone 1031 Net Leased Portfolio
Individual
Mailing address
530 FASHION AVE RM #507, NEW YORK, NY 10018-4893
Ownership since
2021
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
Dec 2, 2021
—
Keystone 1031 Net Leased Portfolio
Statec Pl 320 Fm306 New Braunfels L
Special Warranty Deed
$13,400,000 · Ladder Capital Finance LLC
Sep 18, 2014
—
M2g Stone Oak Ltd
M2g Net Lease Funding Ltd
Quit Claim Deed
related
—
Oct 8, 2009
—
B & M Stone Oak Ltd
B & M Net Lease Funding Ltd
Quit Claim Deed
related
—
Apr 24, 2007
—
B & M Net Lease Funding Ltd
L-1 Ents INC
Grant Deed
related
$808,000 · Bank Of America
—
—
B & M Net Lease Funding Ltd
—
Loan Modification
related
$808,000 · Bank Of America
—
—
B & M Net Lease Funding Ltd
—
Loan Modification
related
$808,000 · Bank Of America
—
—
B & M Net Lease Funding Ltd
—
Loan Modification
related
$808,000 · Bank Of America
—
—
B & M Net Lease Funding Ltd
—
Loan Modification
related
$808,000 · Bank Of America
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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