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Property profile & analytics
OFF-MARKET
Estimated value
$1,950,000
Drug stores
4489 County Rd 94 Manvel, TX 77578-3078
Entity Owned
7-yr Hold
Free & Clear
Property ID
US82-9925606
Property profile
Verified
Property type
Drug stores
Use group
DRUG STORE, PHARMACY
Year built
2016
Total area
14,885 SF
Lot
2.1 ac (91,546 SF)
APN
0415-0018-005
UPID
US82-9925606
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
-
CVS Pharmacy
-
CVS Photo (Bike/Boat/Book/etc) Store
-
CVS Pharmacy Pharmacy
-
UPS Access Point location Courier Service Postal Service
-
Primo Water Refill Big Box & Wholesale Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.22M
Blend (final)
Blend
$1.95M
Owner & transaction history
Eagledale Manvel LLC · 7 yrs held
Eagledale Manvel LLC
since 2019
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.8M
+91.9%
Auto repair, garage
$2.0M
+37.0%
Restaurant
$1.9M
+34.1%
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 Manvel submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Manvel 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
RETAIL STORES
$1,435,000
Current use
COMMERCIAL (GENERAL)
$2,755,000
Change: +92% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,970,000
Change: +37% · Conversion: Difficult
RESTAURANT
$1,925,000
Change: +34% · Conversion: Easy
OFFICE BUILDING
$1,890,000
Change: +32% · Conversion: Easy
MEDICAL BUILDING
$1,275,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$1.95M
Range $1.76M – $2.15M · ±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
$131 / 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 2018Property tax & assessments
Tax year 2018
Tax billed
$94,623
Tax year 2018
Assessed value
$4,370,580
Assessed 2023
Previous assessed
$3,421,940
+27.7% YoY
Effective rate
2.16%
On assessed value
Assessed land
$1,428,110
Assessed improvement
$2,942,470
Land market value
$1,428,110
Improvement market value
$2,942,470
Total market value
$4,370,580
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
Drug stores
Use group
DRUG STORE, PHARMACY
Status
Off-Market
Year built
2016
Heating
PACKAGE
Total area
14,885 SF
Lot
2.1 ac (91,546 SF)
APN
0415-0018-005
UPID
US82-9925606
Jurisdiction
BRAZORIA
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
$1.4M
COMMERCIAL (GENERAL)
Est. value
$2.8M
AUTO REPAIR, GARAGE
Est. value
$2.0M
RESTAURANT
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$1.3M
RETAIL STORES Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RESTAURANT
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
2016
Heating
PACKAGE
Lot
2.1 ac
Current owner
From public records · entity-resolved
Eagledale Manvel LLC
Entity
Free & Clear · 7 yrs held
Mailing address
10689 N PENNSYLVANIA ST STE #100, CARMEL, IN 46280-1099
Ownership since
2019
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
Apr 2, 2019
—
Eagledale Manvel LLC
Sand Pharmacy Manvel 10604 LLC
Special Warranty Deed
—
Oct 3, 2017
—
Sand Pharmacy Manvel 10604 LLC
Cvs Pharmacy INC
Grant Deed
$4,557,828 · Wells Fargo Bk Nw 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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