A securitized first mortgage of roughly $11.5M placed on the target about ten years ago is maturing within the next four months. Maturity into a higher-rate, tighter-proceeds refinancing market is the single most reliable off-market catalyst: the owner faces a cash-in refinance, a sale, or an extension request. Time outreach ahead of the maturity date, while the owner is weighing options and before a broker is engaged.
| Estimated current loan balance | ~$11.5M |
| Original loan amount (sample) | $12.0M |
| Securitized | ~2016 (10-yr term) |
| Estimated maturity | ~Nov 2026 |
| Coupon (sample) | ~4.6% fixed |
| Estimated current LTV | ~46–50% |
The sample appraisal-district history shows the entity took title around 2011 — roughly a 15-year hold. Owners this far into a hold have typically exhausted the bulk of their depreciation shield, carry a low remaining tax basis (so a sale is largely gain), and are past the value-add phase. Combined with the loan maturity in Item 1, the profile is an owner with strong equity, waning tax benefits, and a looming financing decision.
| Estimated acquisition year | ~2011 |
| Hold period | ~15 years |
| Sample assessed value (current) | ~$18.9M |
| Prior sale price (sample) | ~$9.6M |
| Land / site | ~6.2 acres |
Two softer signals reinforce the timing. The sample Secretary of State record shows a recent change to the entity's registered agent / governing-person listing — administrative housekeeping that sometimes precedes a partner buyout, estate-planning transfer, or wind-down. And a sale timed to a 1031 window creates its own urgency. Treat these as leads to verify, not established facts.
| Entity type (sample) | TX LLC, member-managed |
| Recent registered-agent change | Yes (sample) |
| Governing persons listed | 1–2 (sample) |
| 1031 exchange indicator | Hypothesis only |
Title sits in Onion Creek Holdings LLC (fictional), a single-asset Texas LLC holding only the target. The governing-person listing traces to one managing member — Marlow T. Underhill (fictional sample; not a real person). A single-decision-maker structure is favorable for off-market outreach: no syndicate to herd, no fund LP-approval process. Verify the current member/manager and whether there are silent partners before assuming who signs.
| Vesting entity | Onion Creek Holdings LLC |
| Entity structure (sample) | Single-asset TX LLC |
| Managing member (sample) | Marlow T. Underhill (fictional) |
| Silent partners | Unknown — verify |
The sample deed abstract shows the target vested in the LLC via a single warranty deed at acquisition, with a deed of trust securing the CMBS loan and no intervening transfers of record. That clean, single-asset, single-lien pattern is what you want before spending time on an owner. Before outreach, pull the full chain of title and confirm the deed-of-trust beneficiary matches the loan in Item 1.
| Vesting deed (sample) | Warranty deed, ~2011 |
| Security instrument | Deed of trust (CMBS) |
| Intervening transfers of record | None (sample) |
| Chain-of-title review | Required before reliance |
The reachable point of contact for a Texas LLC is its registered agent of record, then the entity's mailing address on the appraisal-district and Secretary of State files. All three fields below are fictional placeholders — the phone number uses the reserved 555-01xx exchange that can never route to a real line. Do not attempt contact based on this page; in a live run these would be populated from current records, and any outreach is a decision for the user.
| Registered agent (sample) | Lone Star Corporate Agents, Inc. (fictional) |
| Entity mailing address (placeholder) | 1 Sample Plaza, Ste 000, Austin, TX 78701 |
| Phone (reserved fictional exchange) | (512) 555-0173 |
| Best first touch | Mailed letter to agent / owner |
Cypress Bend is a near-neighbor to the Harborline small-bay thesis — same SE Austin US-183 / SH-71 corridor, same 4.8% submarket industrial vacancy — but larger and already built, so it is a stabilized bolt-on rather than a conversion play. On the Harborline comp set (~$240–$260/SF; caps 6.2–6.7%) a ~96,000 SF asset pencils to a ~$23–25M illustrative range. Suggested sequence: verify every fact against live records; time a principal-to-principal letter ahead of the maturity date; follow with a call only if the user elects. This memo is intel, not outreach — no message is sent from here.
| Rentable area (sample) | ~96,000 SF |
| Value / SF (Harborline comp set) | ~$240–$260 |
| Illustrative value range | ~$23.0M–$25.0M |
| Stabilized small-bay cap range | 6.2%–6.7% |