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Property profile & analytics
OFF-MARKET
Estimated value
$12,060,000
Warehouses
403 Paul St Austin, TX 78703
Entity Owned
4-yr Hold
Free & Clear
Property ID
US82-5265418
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2019
Construction
STEEL FRAME
Total area
152,180 SF
Lot
1.1 ac (47,920 SF)
APN
108030914
UPID
US82-5265418
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
$11.74M
Blend (final)
Blend
$12.06M
Owner & transaction history
Rref III 1411 W 5th Street LLC · 4 yrs held
Rref III 1411 W 5th Street LLC
since 2021
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$18.7M
+152.4%
Restaurant
$15.1M
+104.1%
Medical building
$10.7M
+45.2%
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 Austin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Austin 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
WAREHOUSE, STORAGE
$7,390,000
Current use
RETAIL STORES
$18,655,000
Change: +152% · Conversion: Moderate
RESTAURANT
$15,085,000
Change: +104% · Conversion: Difficult
MEDICAL BUILDING
$10,735,000
Change: +45% · Conversion: Difficult
Blend value · Realmo final
$12.06M
Range $10.85M – $13.27M · ±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
$79 / 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 2022Property tax & assessments
Tax year 2022
Assessed value
$47,452,016
Assessed 2023
Previous assessed
$40,541,950
+17.0% YoY
Assessed land
$9,584,072
Assessed improvement
$37,867,944
Land market value
$9,584,072
Improvement market value
$37,867,944
Total market value
$47,452,016
Applied tax rate
2.0000
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
2019
Construction
STEEL FRAME
Heating
CEILING FURNACE
Stories
5
Total area
152,180 SF
Lot
1.1 ac (47,920 SF)
APN
108030914
UPID
US82-5265418
Jurisdiction
TRAVIS
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
WAREHOUSE, STORAGE Current
Est. value
$7.4M
RETAIL STORES
Est. value
$18.7M
RESTAURANT
Est. value
$15.1M
MEDICAL BUILDING
Est. value
$10.7M
WAREHOUSE, STORAGE Current
RETAIL STORES
RESTAURANT
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
2019
Construction
STEEL FRAME
Heating
CEILING FURNACE
Stories
5
Lot
1.1 ac
Current owner
From public records · entity-resolved
Rref III 1411 W 5th Street LLC
Entity
Free & Clear · 4 yrs held
Mailing address
30 HUDSON YARDS #83, NEW YORK, NY 10001-2170
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 21, 2021
—
Rref III 1411 W 5th Street LLC
Osf West Fifth LP
Special Warranty Deed
—
Jul 20, 2017
—
Osf West Fifth LP
—
Deed
related
$17,700,000 · Texas Cap Bk
Nov 16, 2016
—
Osf West Fifth LP
Matthews-barnes Brothers Invs
Grant Deed
related
—
—
—
Osf West Fifth LP
—
Loan Modification
related
$17,700,000 · Texas Cap Bk
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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