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Property profile & analytics
OFF-MARKET
Estimated value
$825,000
Retail space
9809 Us Hwy 59th N Victoria, TX 77905-5690
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US82-6507772
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2001
Construction
FRAME
Total area
6,000 SF
Lot
22.86 ac (995,782 SF)
APN
56522-001-00100
UPID
US82-6507772
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$835k
Blend (final)
Blend
$825k
Owner & transaction history
Nick Changer 2 LLC · 11 yrs held
Nick Changer 2 LLC
since 2015
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.0M
+93.9%
Restaurant
$755,000
+46.8%
Medical building
$550,000
+7.3%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$515,000
Current use
COMMERCIAL (GENERAL)
$1,000,000
Change: +94% · Conversion: Easy
RESTAURANT
$755,000
Change: +47% · Conversion: Easy
MEDICAL BUILDING
$550,000
Change: +7% · Conversion: Difficult
AUTO REPAIR, GARAGE
$515,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$825k
Range $743k – $908k · ±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
$138 / 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
$13,412
Tax year 2023
Assessed value
$700,860
Assessed 2023
Previous assessed
$700,860
+0.0% YoY
Effective rate
1.91%
On assessed value
Assessed land
$182,880
Assessed improvement
$517,980
Land market value
$182,880
Improvement market value
$517,980
Total market value
$700,860
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
2001
Construction
FRAME
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
6,000 SF
Lot
22.86 ac (995,782 SF)
APN
56522-001-00100
UPID
US82-6507772
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
RETAIL STORES Current
Est. value
$515,000
COMMERCIAL (GENERAL)
Est. value
$1.0M
RESTAURANT
Est. value
$755,000
MEDICAL BUILDING
Est. value
$550,000
AUTO REPAIR, GARAGE
Est. value
$515,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
RESTAURANT
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
2001
Construction
FRAME
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
22.86 ac
Current owner
From public records · entity-resolved
Nick Changer 2 LLC
Entity
Mailing address
9809 US HWY 59TH N, VICTORIA, TX 77905-5690
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 16, 2015
—
Nick Changer 2 LLC
Mgr Integrity Investments INC
Venders Lien
$550,000 · Green Bank NA
Apr 17, 2014
—
Nick Changer 2 LLC
Radco LLC
Venders Lien
$1,420,000 · Green Bank NA
Sep 7, 2007
—
Valuebank Texas
Coastal Asset Managmenet INC
Special Warranty Deed
$740,000 · American Bank NA
May 23, 2006
—
Coastal Asset Mangement INC
Valuebank Texas
Special Warranty Deed
—
Mar 7, 2006
$700,000
Valuebank Texas
John B Harshbarger
Trustees Deed
related
—
Mar 1, 2005
—
Valuebank Texas
Coastal Asset Management INC
Special Warranty Deed
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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