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Property profile & analytics
OFF-MARKET
Estimated value
$640,000
Flex space
3802 Main St Victoria, TX 77901-2638
Individually Owned
15-yr Hold
~
Est. High Equity
Property ID
US82-6320204
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
2008
Construction
FRAME
Total area
8,200 SF
Lot
1.49 ac (64,904 SF)
APN
33985-001-00100
UPID
US82-6320204
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
-
T's Auto Cozmedics Car Wash
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$650k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$640k
Owner & transaction history
Ronald G Parsons · 15 yrs held
Ronald G Parsons
since 2011
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.0M
+53.1%
Commercial (general)
$975,000
+47.1%
Retail stores
$805,000
+21.5%
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%
$705,000
6.5%
$650,000
7%
$605,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$665,000
Current use
RESTAURANT
$1,015,000
Change: +53% · Conversion: Difficult
COMMERCIAL (GENERAL)
$975,000
Change: +47% · Conversion: Difficult
RETAIL STORES
$805,000
Change: +21% · Conversion: Moderate
AUTO REPAIR, GARAGE
$775,000
Change: +17% · Conversion: Easy
OFFICE BUILDING
$750,000
Change: +13% · Conversion: Difficult
MEDICAL BUILDING
$710,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$640k
Range $576k – $704k · ±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
$78 / 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
$8,246
Tax year 2023
Assessed value
$436,390
Assessed 2023
Previous assessed
$436,390
+0.0% YoY
Effective rate
1.89%
On assessed value
Assessed land
$193,420
Assessed improvement
$242,970
Land market value
$193,420
Improvement market value
$242,970
Total market value
$436,390
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
2008
Construction
FRAME
Heating
NONE
Cooling
NONE
Stories
1
Total area
8,200 SF
Lot
1.49 ac (64,904 SF)
APN
33985-001-00100
UPID
US82-6320204
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
INDUSTRIAL (GENERAL) Current
Est. value
$665,000
RESTAURANT
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$975,000
RETAIL STORES
Est. value
$805,000
AUTO REPAIR, GARAGE
Est. value
$775,000
OFFICE BUILDING
Est. value
$750,000
MEDICAL BUILDING
Est. value
$710,000
INDUSTRIAL (GENERAL) Current
RESTAURANT
COMMERCIAL (GENERAL)
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL 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
2008
Construction
FRAME
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.49 ac
Current owner
From public records · entity-resolved
Ronald G Parsons
Individual
Mailing address
114 YUCCA DR, VICTORIA, TX 77904-1118
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 25, 2011
—
Ronald G Parsons
Helen R Parks Revocable Living Trus
Venders Lien
$216,780 · Prosperity Bank
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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