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    Gilles Ghez, New Braunfels, TX

    License ID: 438094
    Dh Realty Partners Inc
    Association
    San Antonio Board Of Realtors Inc

    Service Locations

    Contact details

    Phone:
    (210) 222-2424
    Office Address:
    801 N Saint Marys St, San Antonio, TX, 78205

    Performance

    Listings
    14

    Listings

    For Sale (13)

    View map
    • Contact for pricing
      40,000 SF

      San Antonio Garage Condos

      Luxury Garage Condos, Secure & Spacious
      13951 Indian Woods, San Antonio, TX 78249
      View Details
    • Contact for pricing
      10,394 SF

      Judson Medical Building For Sale

      Live Oak, TX medical office building. High occupancy, great location.
      12501 Judson Rd, Live Oak, TX 78233
      View Details
    • Contact for pricing
      0.94 Acres

      Prime San Antonio Commercial Land

      Four tracts, ideal retail & more. Near Lackland AFB.
      8444 Loop 410, San Antonio, TX 78252
      View Details
    • $568,458
      0.87 Acres

      IH-35 New Braunfels Pad Site

      Prime 0.87-acre commercial lot, I-35 access.
      1435 Ih 35, New Braunfels, TX 78130
      View Details
    • Contact for pricing
      10,394 SF

      Medical Office Building Near Hospital

      10,394 SF medical office building for sale.
      12501 Judson Rd, San Antonio, TX 78233
      View Details
    • $1,548,994

      San Marcos Land For Sale

      2.54 AC land tract in rapidly developing San Marcos.
      1350 Redwood Rd, San Marcos, TX 78666
      View Details
    • Contact for pricing
      2,400 SF

      Mid-Century Modern Office Building

      2,400 SF office building with 6 executive offices downtown.
      530 Lexington Ave, San Antonio, TX 78215
      View Details
    • $895,000

      Historic Downtown Office Building For Sale

      Two-story office building with premium finishes, parking, and skyline views.
      623 Augusta St, San Antonio, TX 78215
      View Details
    • $2,397,975

      Prime Commercial Land For Sale

      3.67-acre commercial parcel with high visibility and C-3 zoning.
      5025 Prue Rd, San Antonio, TX 78240
      View Details
    • Contact for pricing
      5,000 SF

      Historic Cibolo Building For Sale

      5,000 SF historic building ideal for restaurant, venue, or retail.
      105 Loop 539 W, Cibolo, TX 78108
      View Details
    • $568,458

      Land with IH-35 Access

      Land with shared access to IH-35 and Business 35.
      1405 I 35 N, New Braunfels, TX
      View Details
    • Contact for pricing

      Prime Commercial Land Available

      Approximately 17.794 AC land suitable for various commercial uses.
      6106 Rose Valley Dr, San Antonio, TX 78242
      View Details
    • Contact for pricing
      16,710 SF

      San Antonio Single-Story Office Building

      16,710 SF office building with highway access and gated parking.
      12940 Country Pkwy, San Antonio, TX 78216
      View Details

    For Lease (1)

    View map
    • $19 SF/Yr
      10,394 SF

      Live Oak Medical Office Building

      Prime Medical Office Space Near Methodist Hospital
      12501 Judson Rd, Live Oak, TX 78233
      View Details

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    • For Lease

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    Gilles Ghez, New Braunfels, 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.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    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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