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Property profile & analytics
OFF-MARKET
Estimated value
$1,055,000
Warehouses
466 Rayford Rd Spring, TX 77386-3253
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US83-2213038
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2012
Construction
CONCRETE BLOCKS
Total area
10,500 SF
Lot
2.07 ac (90,169 SF)
APN
0641-00-02010
UPID
US83-2213038
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
-
Total by Verizon Mobile Phone Store Electronics & Wireless Store
-
Alteration Express (Bike/Boat/Book/etc) Store
-
U Nails Nail Salon
-
Green Light Smoke Shop Vape & CBD (Bike/Boat/Book/etc) Store
-
PRO MX GOGGLES (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$968k
Blend (final)
Blend
$1.06M
Owner & transaction history
Rbo Properties LLC · 5 yrs held
Rbo Properties LLC
since 2020
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.4M
+96.9%
Commercial (general)
$1.2M
+72.4%
Restaurant
$1.1M
+53.0%
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 Spring submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Spring 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
$695,000
Current use
OFFICE BUILDING
$1,370,000
Change: +97% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,200,000
Change: +72% · Conversion: Difficult
RESTAURANT
$1,065,000
Change: +53% · Conversion: Difficult
AUTO REPAIR, GARAGE
$670,000
Change: -3% · Conversion: Easy
Blend value · Realmo final
$1.06M
Range $950k – $1.16M · ±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
$100 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$62,198
Tax year 2024
Assessed value
$3,275,499
Assessed 2024
Previous assessed
$3,364,440
-2.6% YoY
Effective rate
1.90%
On assessed value
Assessed land
$721,352
Assessed improvement
$2,554,147
Land market value
$721,352
Improvement market value
$2,554,147
Total market value
$3,275,499
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
2012
Construction
CONCRETE BLOCKS
Heating
NONE
Cooling
NONE
Buildings
10
Total area
10,500 SF
Lot
2.07 ac (90,169 SF)
APN
0641-00-02010
UPID
US83-2213038
Jurisdiction
MONTGOMERY
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
$695,000
OFFICE BUILDING
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.2M
RESTAURANT
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$670,000
WAREHOUSE, STORAGE Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
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
2012
Construction
CONCRETE BLOCKS
Heating
NONE
Cooling
Yes
Buildings
10
Lot
2.07 ac
Current owner
From public records · entity-resolved
Rbo Properties LLC
Entity
Mailing address
466 RAYFORD RD STE #108, SPRING, TX 77386-3254
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
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 17, 2020
$2,887,500
Rbo Properties LLC
Rayford-richard Property LP
Grant Deed
$2,887,500 · Community Bk/tx
Oct 17, 2018
—
Rbo Properties LLC
Caretex Properties LLC
Warranty Deed
$2,043,750 · Community Bk/tx
May 17, 2005
—
Caretex Properties LLC
Nieuwoudt,david & Renee
Warranty Deed
$205,000 · Texas Community Bank & Trust
Apr 26, 2002
—
Continental Consultants
County Of Montgomery Trustee
Grant Deed
related
—
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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