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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    4806 John Stockbauer Dr Victoria, TX 77904-1988

    • Strip malls
    • 8,820 SF
    • 1.29 lot acres
    OFF-MARKET
    Value Estimations
    $520,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US82-5363037
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Edward Jones - Financial Advisor: Valerie M Steckler, CFP® / Stock Broker / Financial Consultant
    • Vela Farms / Coffee Shop / Caterer
    • Dean & Peeler Meat Market / Butcher Shop

    Property Details for 4806 John Stockbauer Dr

    Year built
    2022
    Lot size
    1.29 lot acres
    Property size
    8,820 SF
    Property type
    Strip malls
    Property subtype
    Neighborhood centers
    APN
    45780R3-001-02RB2
    APU
    45780R300102RB2

    Description

    This newly constructed retail center, located at 4806 N John Stockbauer Dr, Victoria, TX 77904, offers 3,500 square feet of leasable space in a thriving north retail corridor. Currently, the entire 3,500 square feet is vacant and available for lease. The space is divisible, with a minimum leasable area of 1,400 square feet and a maximum contiguous space of 2,100 square feet, providing flexibility for various business needs. The property benefits from ample parking, ensuring convenient access for customers and employees. Its strategic location near other retail businesses, schools, and churches guarantees high foot traffic and excellent visibility. The center features a controlled intersection, facilitating easy ingress and egress. This location offers businesses an exceptional opportunity to establish themselves in a bustling and well-established commercial area with a strong tenant mix. The property's design and location contribute to a positive and productive environment for businesses seeking a prominent presence in Victoria, Texas. This is an ideal opportunity for businesses seeking high visibility and convenient access in a vibrant retail environment.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $585,000

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $459,000
      Market price range: $298k - $523k

    • Alternative Use

      Use
      Estimation
      NEIGHBORHOOD: SHOPPING CENTER
      $405,000
      Current use
      MEDICAL BUILDING
      $820,000
      Change: +103% Conversion: Difficult
      AUTO REPAIR, GARAGE
      $755,000
      Change: +87% Conversion: Difficult
      INDUSTRIAL (GENERAL)
      $695,000
      Change: +72% Conversion: Difficult
      RETAIL STORES
      $510,000
      Change: +26% Conversion: Easy

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Victoria
    County
    Victoria
    State
    Texas
    Longitude
    -96.9848
    Latitude
    28.8561
    CBSA code
    47020
    CBSA name
    VICTORIA, TX METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $34,233
    $280,590
    $1,508,240
    $1,788,830
    -
    $280,590
    $1,508,240
    $1,788,830

    Comparable in this City

    • Value Estimation
      $895,000
      16,050 SF

      7905 Navarro St

      SHOPPING CENTER, STRIP CENTER • 16,050 SF
      7905 Navarro St, Victoria, TX 77904-2691
      View Details
    • Value Estimation by Request
      6,090 SF

      7002 Navarro St

      SHOPPING CENTER, STRIP CENTER • 6,090 SF
      7002 Navarro St, Victoria, TX 77904-1510
      View Details
    • Value Estimation
      $605,000
      18,000 SF

      6412 Navarro St

      SHOPPING CENTER, STRIP CENTER • 18,000 SF
      6412 Navarro St, Victoria, TX 77904-1520
      View Details
    • Value Estimation by Request
      6,000 SF

      6605 Navarro St

      SHOPPING CENTER, STRIP CENTER • 6,000 SF
      6605 Navarro St, Victoria, TX 77904-1515
      View Details
    • Value Estimation
      $885,000
      29,760 SF

      1402 Mockingbird Ln

      SHOPPING CENTER, STRIP CENTER • 29,760 SF
      1402 Mockingbird Ln, Victoria, TX 77904-2140
      View Details
    • Value Estimation
      $640,000
      11,200 SF

      9104 Navarro St

      SHOPPING CENTER, STRIP CENTER • 11,200 SF
      9104 Navarro St, Victoria, TX 77904-1567
      View Details

    Similar Nearby for Sale

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      Turn-key commercial property with high visibility and ample parking.
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    • $3,000,000
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    Similar Nearby for Lease

    • Contact for pricing
      20,364 SF

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      Prime Retail Space: High-Traffic Victoria Location
      5106 Navarro St, Victoria, TX 77904
      View Details
    • Contact for pricing
      3,960 SF

      Retail Space Near Highway 77

      Retail space with easy highway access and anchor tenants.
      5219-5201 N Navarro St, Victoria, TX 77904
      View Details
    • Contact for pricing
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      Retail Space Near Highway 77

      Retail space with easy highway access and anchor tenants.
      5201 N Navarro St, Victoria, TX 77904
      View Details
    • $20 SF/Yr
      6,360 SF

      Retail Space Near HEB Grocery

      Retail spaces available in shadow retail center to HEB.
      6106-6202 Navarro St, Victoria, TX 77904
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    • $15 SF/Yr
      23,000 SF

      Prime Retail Location Available

      Excellent location near major retailers with easy access and signage.
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      View Details
    • $32 SF/Yr
      26,846 SF

      Prime Retail Space in Victoria

      Exceptional leasing opportunity near Victoria Mall with high traffic.
      7804 N Navarro St, Victoria, TX 77904
      View Details
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    Victoria, TX 77904-1988
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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