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Property profile & analytics
OFF-MARKET
Estimated value
$505,000
Retail space
9650 Us Hwy 281st N, Spring Branch, TX 78070-4914
Entity Owned
20-yr Hold
~
Est. High Equity
Property ID
US82-2076275
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1936
Total area
4,647 SF
Lot
1.79 ac (77,842 SF)
APN
74-0254-0050-00
UPID
US82-2076275
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
-
Arctic Jack's Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$520k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$492k
Blend (final)
Blend
$505k
Owner & transaction history
Tiffany Ventures Ltd · 20 yrs held
Tiffany Ventures Ltd
since 2006
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$610,000
+66.1%
Commercial (general)
$525,000
+42.3%
Office building
$425,000
+15.6%
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 Spring Branch submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Spring Branch 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
$520,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$370,000
Current use
AUTO REPAIR, GARAGE
$610,000
Change: +66% · Conversion: Difficult
COMMERCIAL (GENERAL)
$525,000
Change: +42% · Conversion: Easy
OFFICE BUILDING
$425,000
Change: +16% · Conversion: Easy
Blend value · Realmo final
$505k
Range $455k – $556k · ±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
$109 / 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
$27,546
Tax year 2023
Assessed value
$1,754,300
Assessed 2023
Previous assessed
$1,754,300
+0.0% YoY
Effective rate
1.57%
On assessed value
Assessed land
$399,800
Assessed improvement
$1,354,500
Land market value
$399,800
Improvement market value
$1,354,500
Total market value
$1,754,300
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1936
Heating
CENTRAL
Cooling
CENTRAL
Buildings
4
Stories
1
Bathrooms
3
Total area
4,647 SF
Lot
1.79 ac (77,842 SF)
APN
74-0254-0050-00
UPID
US82-2076275
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
RETAIL STORES Current
Est. value
$370,000
AUTO REPAIR, GARAGE
Est. value
$610,000
COMMERCIAL (GENERAL)
Est. value
$525,000
OFFICE BUILDING
Est. value
$425,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE 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
1936
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
4
Bathrooms
3
Lot
1.79 ac
Current owner
From public records · entity-resolved
Tiffany Ventures Ltd
Entity
Mailing address
5025 TIMBERHILL STE #111, SAN ANTONIO, TX 78238-3543
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 10, 2006
—
Tiffany Ventures Ltd
Lux,alfred & Donna
Warranty Deed
$720,000 · Blanco National Bank
—
—
Tiffany Ventures Ltd
—
Deed Of Trust
related
$851,456 · Security Bank
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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