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Property profile & analytics
OFF-MARKET
Estimated value
$2,290,000
Flex space
5602 John Stockbauer Dr, Victoria, TX 77904-1873
Individually Owned
8-yr Hold
~
Est. High Equity
Property ID
US83-0294272
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1993
Total area
31,900 SF
Lot
3.56 ac (155,161 SF)
APN
56430R4-001-001A0
UPID
US83-0294272
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
-
South Texas Lighthouse for the Blind - Victoria Social Service Agency Charitable Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.53M
Comparable Approach
Comparable
$2.05M
Blend (final)
Blend
$2.29M
Owner & transaction history
South Texas Lighthouse For The Blin · 8 yrs held
South Texas Lighthouse For The Blin
since 2018
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.7M
+47.3%
Office building
$3.6M
+43.8%
Medical building
$3.0M
+18.1%
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 Victoria submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Victoria 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%
$2,740,000
6.5%
$2,525,000
7%
$2,345,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,510,000
Current use
COMMERCIAL (GENERAL)
$3,695,000
Change: +47% · Conversion: Difficult
OFFICE BUILDING
$3,605,000
Change: +44% · Conversion: Difficult
MEDICAL BUILDING
$2,960,000
Change: +18% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,730,000
Change: +9% · Conversion: Easy
Blend value · Realmo final
$2.29M
Range $2.06M – $2.52M · ±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
$72 / 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
Property tax & assessments
Assessed value
$1,474,120
Assessed 2023
Previous assessed
$934,650
+57.7% YoY
Assessed land
$775,800
Assessed improvement
$698,320
Land market value
$775,800
Improvement market value
$698,320
Total market value
$1,474,120
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1993
Buildings
2
Total area
31,900 SF
Lot
3.56 ac (155,161 SF)
APN
56430R4-001-001A0
UPID
US83-0294272
Jurisdiction
VICTORIA
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
INDUSTRIAL (GENERAL) Current
Est. value
$2.5M
COMMERCIAL (GENERAL)
Est. value
$3.7M
OFFICE BUILDING
Est. value
$3.6M
MEDICAL BUILDING
Est. value
$3.0M
AUTO REPAIR, GARAGE
Est. value
$2.7M
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
MEDICAL BUILDING
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
1993
Buildings
2
Lot
3.56 ac
Current owner
From public records · entity-resolved
South Texas Lighthouse For The Blin
Individual
Mailing address
5602 JOHN STOCKBAUER DR, VICTORIA, TX 77904-1873
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 12, 2018
—
South Texas Lighthouse For The Blin
—
Deed
related
$177,000 · United States Of America
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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