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Property profile & analytics
OFF-MARKET
Estimated value
$5,935,000
Office buildings
452 Fm 306 New Braunfels, TX 78130-2554
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US82-6032828
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2000
Total area
52,980 SF
Lot
10.98 ac (478,071 SF)
APN
55-0810-0002-00
UPID
US82-6032828
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
-
U-Haul Neighborhood Dealer Car Rental Facility
-
mirror and glass 1 Hardware & Home Improvement Home Decor Store
-
Lockaway Storage Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.03M
Blend (final)
Blend
$5.94M
Owner & transaction history
Lock Away Access Two LLC · 1 yrs held
Lock Away Access Two LLC
since 2025
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$7.0M
+20.3%
Commercial (general)
$6.7M
+15.5%
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 New Braunfels submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs New Braunfels 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
OFFICE BUILDING
$5,785,000
Current use
AUTO REPAIR, GARAGE
$6,960,000
Change: +20% · Conversion: Difficult
COMMERCIAL (GENERAL)
$6,685,000
Change: +16% · Conversion: Easy
RETAIL STORES
$4,815,000
Change: -17% · Conversion: Moderate
Blend value · Realmo final
$5.94M
Range $5.34M – $6.53M · ±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
$112 / 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
$186,470
Tax year 2023
Assessed value
$10,512,130
Assessed 2023
Previous assessed
$10,512,130
+0.0% YoY
Effective rate
1.77%
On assessed value
Assessed land
$2,161,360
Assessed improvement
$8,350,770
Land market value
$2,161,360
Improvement market value
$8,350,770
Total market value
$10,512,130
Applied tax rate
46.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2000
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Stories
2
Total area
52,980 SF
Lot
10.98 ac (478,071 SF)
APN
55-0810-0002-00
UPID
US82-6032828
Jurisdiction
COMAL
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
OFFICE BUILDING Current
Est. value
$5.8M
AUTO REPAIR, GARAGE
Est. value
$7.0M
COMMERCIAL (GENERAL)
Est. value
$6.7M
RETAIL STORES
Est. value
$4.8M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
2000
Heating
CENTRAL
Cooling
Yes
Stories
2
Buildings
2
Lot
10.98 ac
Current owner
From public records · entity-resolved
Lock Away Access Two LLC
Entity
Free & Clear · 1 yrs held
Mailing address
2055 3RD AVE STE #200, SAN DIEGO, CA 92101-2058
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 21, 2025
—
Lock Away Access Two LLC
Lock Away Access LLC
Special Warranty Deed
—
Sep 19, 2024
—
Lock Away Access Two LLC
Lock Away Access LLC
Intrafamily Transfer
related
$10,250,000 · Barclays Capital Real Estate INC
May 17, 2017
—
Access Self Storage
—
Deed
related
$4,900,000 · Centennial Bank
Mar 24, 2008
—
Access Self Storage INC
USA Office & Indl Park
Trustees Deed
related
$1,550,000 · USA Office & Ind'l Park LP
Mar 20, 2008
—
Access Self Storage INC
Owner Name Unavailable
Grant Deed
related
$1,550,000 · USA Office & Ind'l Park LP
—
—
Access Self Storage INC
—
Deed Of Trust
related
$816,000 · Pioneer Bank
—
—
Access Self Storage INC
—
Loan Modification
related
$1,530,950 · USA Office & Ind'l Park LP
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
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