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Property profile & analytics
FOR SALE
Flex space
3930 Bratton Rd Corpus Christi, TX 78413
Entity Owned
Free & Clear
Property ID
US82-2156273
For Sale
1 / 3
$950,000
3930 Bratton Rd, Corpus Christi, TX 78413
View Listing →
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1972
Total area
13,104 SF
Lot
0.61 ac (26,659 SF)
Zoning code
I-2
APN
5785-0001-0010
UPID
US82-2156273
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$691k
Blend (final)
Blend
$770k
Owner & transaction history
Victory Investment Portfolio LLC
Victory Investment Portfolio LLC
since 2026
6 recorded transactions
Zoning & alternative use
I-2 · Corpus Christi, TX
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.1M
+19.7%
Restaurant
$1.1M
+19.1%
Retail stores
$1.0M
+13.2%
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 Corpus Christi submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Corpus Christi 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
INDUSTRIAL (GENERAL)
$900,000
Current use
COMMERCIAL (GENERAL)
$1,075,000
Change: +20% · Conversion: Difficult
RESTAURANT
$1,070,000
Change: +19% · Conversion: Difficult
RETAIL STORES
$1,015,000
Change: +13% · Conversion: Moderate
Blend value · Realmo final
$770k
Range $693k – $847k · ±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
$59 / 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
$9,018
Tax year 2023
Assessed value
$423,121
Assessed 2024
Previous assessed
$423,121
+0.0% YoY
Effective rate
2.13%
On assessed value
Assessed land
$213,208
Assessed improvement
$209,913
Land market value
$213,208
Improvement market value
$209,913
Total market value
$423,121
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
For Sale
Year built
1972
Heating
NONE
Total area
13,104 SF
Lot
0.61 ac (26,659 SF)
Zoning code
I-2
APN
5785-0001-0010
UPID
US82-2156273
Jurisdiction
NUECES
Zoning & alternative use
I-2 · Corpus Christi, TX
Zoning I-2 · permitted uses
I-2 · Corpus Christi, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Corpus Christi. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$900,000
COMMERCIAL (GENERAL)
Est. value
$1.1M
RESTAURANT
Est. value
$1.1M
RETAIL STORES
Est. value
$1.0M
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
RESTAURANT
RETAIL STORES
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
1972
Heating
NONE
Lot
0.61 ac
Current owner
From public records · entity-resolved
Victory Investment Portfolio LLC
Entity
Free & Clear · 0 yrs held
Mailing address
PO BOX 270873, CORPUS CHRISTI, TX 78427-0873
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 13, 2026
—
Victory Investment Portfolio LLC
Fondren Herbert
Deed
—
Sep 4, 2019
—
Herbert R Fondren
—
Deed
related
$275,000 · Frost Bk
May 2, 2018
—
Herbert R Fondren
—
Deed
related
$25,000 · Frost Bank
—
—
Herbert R Fondren
—
Deed Of Trust
related
$250,000 · Frost Bk
—
—
Herbert R Fondren
—
Loan Modification
related
$275,000 · Frost Bk
—
—
Herbert R Fondren
—
Deed Of Trust
related
$197,666 · First Commerce 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.
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?”
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