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Property profile & analytics
OFF-MARKET
Estimated value
$7,210,000
Office buildings
802 Carancahua St, Corpus Christi, TX 78401-0098
Individually Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US82-3630220
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1982
Total area
315,038 SF
Lot
1.38 ac (59,982 SF)
Zoning code
B-6
APN
0797-0005-0010
UPID
US82-3630220
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
-
Swank, Salch & Henderson, PC Tax Preparation
-
Craig Pierce - Morgan Stanley Financial Advisor
-
Attorney & Counselor At Law Law Firm
-
J Mitchell Clark Law Offices Law Firm Insurance Agency
-
Roger S. Braugh, Jr. Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.21M
Owner & transaction history
802 Ncinc · 7 yrs held
802 Ncinc
since 2018
4 recorded transactions
Zoning & alternative use
B-6 · Corpus Christi, TX
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 Corpus Christi submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Corpus Christi 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$23 / 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
$309,461
Tax year 2023
Assessed value
$16,128,444
Assessed 2024
Previous assessed
$14,520,000
+11.1% YoY
Effective rate
1.92%
On assessed value
Assessed land
$660,000
Assessed improvement
$15,468,444
Land market value
$660,000
Improvement market value
$15,468,444
Total market value
$16,128,444
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
1982
Heating
NONE
Total area
315,038 SF
Lot
1.38 ac (59,982 SF)
Zoning code
B-6
APN
0797-0005-0010
UPID
US82-3630220
Jurisdiction
NUECES
Zoning & alternative use
B-6 · Corpus Christi, TX
Zoning B-6 · permitted uses
B-6 · Corpus Christi, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Corpus Christi. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1982
Heating
NONE
Lot
1.38 ac
Current owner
From public records · entity-resolved
802 Ncinc
Individual
Mailing address
555 N CARANCAHUA ST STE #700, CORPUS CHRISTI, TX 78401-0861
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 27, 2018
—
802 Ncinc
Cc Frost Properties Ltd
Grant Deed
related
—
Nov 6, 2006
—
Cc Frost Properties Ltd
Af Frost Plaza Ltd
Grant Deed
$13,678,189 · National Life Insurance
Jun 17, 2004
—
Af Frost Plaza Ltd
Savannah Teachers Props INC
Grant Deed
$13,725,000 · National Life Insurance
—
—
Cc Frost Properties Ltd
—
Deed Of Trust
related
$19,500,000 · General Electric Capital Corp
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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