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Property profile & analytics
OFF-MARKET
Estimated value
$1,170,000
Office buildings
66 Gruene Park Dr New Braunfels, TX 78130-2218
Individually Owned
20-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US82-4359496
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2009
Total area
15,794 SF
Lot
0.99 ac (43,299 SF)
APN
20-0255-0009-00
UPID
US82-4359496
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
-
Airrosti Gruene Medical Clinic
-
Dr. Amy Nguyen Alternative Medicine Practice
-
JUAN DANIEL BAZAN Alternative Medicine Practice
-
Dr. Freddy Angulo Physician
-
Clinical Pathology Laboratories (CPL) - Gruene Park Drive Laboratory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$710k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.63M
Blend (final)
Blend
$1.17M
Owner & transaction history
Sole Fide Ltd · 20 yrs held
Sole Fide Ltd
since 2006
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$710,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,725,000
Current use
RETAIL STORES
$1,435,000
Change: -17% · Conversion: Moderate
Blend value · Realmo final
$1.17M
Range $1.05M – $1.29M · ±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
$74 / 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
$60,311
Tax year 2023
Assessed value
$3,400,000
Assessed 2023
Previous assessed
$3,400,000
+0.0% YoY
Effective rate
1.77%
On assessed value
Assessed land
$688,217
Assessed improvement
$2,711,783
Land market value
$688,217
Improvement market value
$2,711,783
Total market value
$3,400,000
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
2009
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Total area
15,794 SF
Lot
0.99 ac (43,299 SF)
APN
20-0255-0009-00
UPID
US82-4359496
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
$1.7M
RETAIL STORES
Est. value
$1.4M
OFFICE BUILDING Current
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
2009
Heating
CENTRAL
Cooling
Yes
Stories
2
Lot
0.99 ac
Current owner
From public records · entity-resolved
Sole Fide Ltd
Individual
Mailing address
2540 KRUEGER CYN, NEW BRAUNFELS, TX 78132-4581
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 19, 2019
—
Alta Towers LLC
—
Deed
related
$1,500,000 · Horizon Bk Ssb
Jun 22, 2006
—
Sole Fide Ltd
Bordano-cox Dev LLC
Warranty Deed
—
Apr 26, 2004
—
Bordano-cox Dev LLC
Goode,levaughn J
Warranty Deed
related
$75,000 · Jefferson State Bank
—
—
Alta Towers LLC
—
Deed Of Trust
related
$1,500,000 · Horizon Bk Ssb
—
—
Sole Fide Ltd
—
Loan Modification
related
$1,500,000 · Randolph-brooks FCU
—
—
Sole Fide Ltd
—
Deed Of Trust
related
$500,000 · Randolph Brooks FCU
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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