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    Alice Bruni, San Antonio, TX

    License ID: 441329
    Years of Experience
    28
    Association
    San Antonio Board Of Realtors Inc

    Service Locations

    Contact details

    Phone:
    (210) 490-0483
    Office Address:
    15321 San Pedro, Suite 203, San Antonio, TX 78232

    Property Types

    • Commercial Lease
    • Farm
    • Land

    Performance

    Listings
    18
    Price range
    $45k - 2.3M
    Average price
    $1.1M

    Listings

    For Sale (16)

    View map
    • $230,000
      11.07 Acres

      Harper, TX Land Tract

      11-acre tract in the Texas Hill Country near Harper.
      479 - 11.07 Ac, Harper, TX 78631
      View Details
    • $220,000
      11.05 Acres

      Harper, TX Land Tract

      11-acre tract in the Heart of the Texas Hill Country.
      479 - 11.05 Ac, Harper, TX 78631
      View Details
    • $220,000
      11.04 Acres

      Harper, TX Land Tract

      11-acre tract in the Heart of the Texas Hill Country.
      479 - 11.04 Ac, Harper, TX 78631
      View Details
    • $1,750,000
      29.49 Acres

      29.49 Acres on Hard Corner

      Unrestricted 29.49 acres on corner lot in Adkins, TX.
      10660 La Vernia Rd, Adkins, TX 78101
      View Details
    • $33,000
      Pending

      Residential Land in Spring Branch

      0.267 acre residential lot in Spring Branch, Texas.
      738 Turkey Canyon Dr, Spring Branch, TX 78070
      View Details
    • $440,000
      22.08 Acres

      Texas Hill Country Land Tract

      22.08 acres in the Texas Hill Country near Harper.
      22.08 Acres Fm 479, Harper, TX 78631
      View Details
    • $660,000
      33.16 Acres

      Harper, TX Commercial Land - 33 Acres

      Prime commercial land, unrestricted, owner financing.
      0 Ranch Road 479, Harper, TX 78631
      View Details
    • $45,000
      0.27 Acres

      Prime Commercial Land, Spring Branch, TX

      0.27-acre lot, mobile home allowed.
      738 Turkey Canyon Dr, Spring Branch, TX 78070
      View Details
    • $220,000
      11.04 Acres

      Harper, TX Industrial Land Tract

      11-Acre Industrial Lot, Owner Financing Available
      78631 Usa, Harper, TX 78631
      View Details
    • $230,000
      11.04 Acres

      Harper, TX Industrial Land Tract

      11-Acre Industrial Lot, Owner Financing Available
      78631 Usa, Harper, TX 78631
      View Details
    • $220,000
      11.05 Acres

      Harper, TX Industrial Land Tract

      11-Acre Industrial Lot, Owner Financing Available
      78631 Usa, Harper, TX 78631
      View Details
    • $440,000
      22.08 Acres

      Harper, TX Commercial Land - 22 Acres

      Unrestricted 22-acre commercial tract near Harper, TX.
      0 Ranch Road 479, Harper, TX 78631
      View Details
    • $2,200,000
      7,788 SF

      Retail Center Redevelopment Opportunity

      Retail center on almost an acre, redevelopment potential.
      333-337 W Olmos Dr, San Antonio, TX 78212
      View Details
    • $220,000

      Land Tract with FM 479 Frontage

      Land tract featuring cleared areas, trees, and road frontage.
      Harper, TX
      View Details
    • $1,750,000

      29.49 Acres on Hard Corner

      29.49 acres on a hard corner with extensive frontage.
      10660 La Vernia Rd, Adkins, TX 78101
      View Details
    • $172,000

      Hill Country View Lot

      Acreage lot with custom home plan in gated community.
      216 Enigma Ave, Spring Branch, TX 78070
      View Details

    For Lease (2)

    View map
    • $16 SF/Yr
      16,450 SF

      San Pedro Ave Office Space

      850 SF Office, San Antonio, TX
      15321 San Pedro Ave, San Antonio, TX 78232
      View Details
    • $10 SF/Yr
      2,400 SF

      McAllen Medical Office Space for Lease

      2400 sq ft Medical Office, 3-day access
      1401 Ridge Rd, McAllen, TX 78503
      View Details

    Leases and Sales on Map

    • For Sale
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    Alice Bruni, San Antonio, TX
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    Alice Bruni, San Antonio, TX
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