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Property profile & analytics
OFF-MARKET
Estimated value
$4,410,000
Industrial properties
3490 Venture Dr, San Angelo, TX 76905-8534
Entity Owned
2-yr Hold
Free & Clear
Property ID
US82-6609790
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1959
Total area
47,085 SF
Lot
10 ac (435,600 SF)
APN
13-24450-0002-002-00
UPID
US82-6609790
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
-
Principal LED, LLC Industrial Manufacturer
-
Ventex Technology, LLC Electronics & Wireless Store
-
Sign Wizard (Bike/Boat/Book/etc) Store Printing Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.73M
Comparable Approach
Comparable
$5.09M
Blend (final)
Blend
$4.41M
Owner & transaction history
Rks Apartments Plus LLC · 2 yrs held
Rks Apartments Plus LLC
since 2024
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$5.9M
+77.7%
Restaurant
$5.7M
+72.9%
Retail stores
$5.3M
+61.2%
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 San Angelo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Angelo 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%
$4,040,000
6.5%
$3,730,000
7%
$3,465,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,305,000
Current use
AUTO REPAIR, GARAGE
$5,870,000
Change: +78% · Conversion: Easy
RESTAURANT
$5,710,000
Change: +73% · Conversion: Difficult
RETAIL STORES
$5,325,000
Change: +61% · Conversion: Moderate
COMMERCIAL (GENERAL)
$5,065,000
Change: +53% · Conversion: Difficult
MEDICAL BUILDING
$4,485,000
Change: +36% · Conversion: Difficult
WAREHOUSE, STORAGE
$3,545,000
Change: +7% · Conversion: Easy
Blend value · Realmo final
$4.41M
Range $3.97M – $4.85M · ±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
$94 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$84,338
Tax year 2024
Assessed value
$4,523,940
Assessed 2024
Previous assessed
$3,000,000
+50.8% YoY
Effective rate
1.86%
On assessed value
Assessed land
$450,000
Assessed improvement
$4,073,940
Land market value
$450,000
Improvement market value
$4,073,940
Total market value
$4,523,940
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1959
Heating
NONE
Buildings
4
Total area
47,085 SF
Lot
10 ac (435,600 SF)
APN
13-24450-0002-002-00
UPID
US82-6609790
Jurisdiction
TOM GREEN
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
INDUSTRIAL (GENERAL) Current
Est. value
$3.3M
AUTO REPAIR, GARAGE
Est. value
$5.9M
RESTAURANT
Est. value
$5.7M
RETAIL STORES
Est. value
$5.3M
COMMERCIAL (GENERAL)
Est. value
$5.1M
MEDICAL BUILDING
Est. value
$4.5M
WAREHOUSE, STORAGE
Est. value
$3.5M
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
RESTAURANT
RETAIL STORES
COMMERCIAL (GENERAL)
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1959
Heating
NONE
Buildings
4
Lot
10 ac
Current owner
From public records · entity-resolved
Rks Apartments Plus LLC
Entity
Free & Clear · 2 yrs held
Mailing address
PO BOX 630271, HIGHLANDS RANCH, CO 80163-0271
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 12, 2024
—
Rks Apartments Plus LLC
J Bryan Vincent
Special Warranty Deed
—
Oct 14, 2022
—
J Bryan Vincent
Principal Lighting Group LLC
Venders Lien
$4,080,000 · First Financial 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.
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