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Property profile & analytics
OFF-MARKET
Estimated value
$750,000
Garden apartment buildings
8440 Easton Cmns Dr 464 Houston, TX 77095-3000
Entity Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US83-3483126
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1983
Construction
FRAME
Total area
10,128 SF
Lot
16.05 ac (699,138 SF)
APN
1319330000001
UPID
US83-3483126
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$550k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$949k
Blend (final)
Blend
$750k
Owner & transaction history
Gaia Peppermill Place LLC · 11 yrs held
Gaia Peppermill Place LLC
since 2015
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$880,000
+39.0%
Auto repair, garage
$655,000
+3.8%
Medical building
$645,000
+2.1%
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 Houston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Houston 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
$550,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$635,000
Current use
RESTAURANT
$880,000
Change: +39% · Conversion: Difficult
AUTO REPAIR, GARAGE
$655,000
Change: +4% · Conversion: Difficult
MEDICAL BUILDING
$645,000
Change: +2% · Conversion: Moderate
Blend value · Realmo final
$750k
Range $675k – $825k · ±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 2022Property tax & assessments
Tax year 2022
Tax billed
$252,895
Tax year 2022
Assessed value
$34,039,005
Assessed 2024
Previous assessed
$36,808,845
-7.5% YoY
Effective rate
0.74%
On assessed value
Assessed land
$4,194,828
Assessed improvement
$29,844,177
Land market value
$4,194,828
Improvement market value
$29,844,177
Total market value
$34,039,005
Applied tax rate
4.0000
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
1983
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
30
Stories
2
Rooms
2
Bathrooms
3
Total area
10,128 SF
Lot
16.05 ac (699,138 SF)
APN
1319330000001
UPID
US83-3483126
Jurisdiction
HARRIS
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$635,000
RESTAURANT
Est. value
$880,000
AUTO REPAIR, GARAGE
Est. value
$655,000
MEDICAL BUILDING
Est. value
$645,000
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1983
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
30
Rooms
2
Bathrooms
3
Lot
16.05 ac
Current owner
From public records · entity-resolved
Gaia Peppermill Place LLC
Entity
Mailing address
5910 N CENTRAL EXPY STE #980, DALLAS, TX 75206-5181
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
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
Feb 25, 2015
—
Gaia Peppermill Place LLC
Peppermill Ll LLC
Quit Claim Deed
related
—
May 8, 2012
—
Peppermill Ll LLC
Peppermill Place Apartments Ll
Quit Claim Deed
related
$16,117,000 · Jones Lang Lasalle Operations
Oct 3, 2008
—
Peppermill Place Apartments Ll
Sunbury Downs Apartments Jv
Grant Deed
$16,154,000 · Grandbridge Real Est Capital
—
—
Peppermill Ll LLC
—
Deed Of Trust
related
$5,100,000 · Jones Lang Lasalle Operations
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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