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Property profile & analytics
OFF-MARKET
Estimated value
$935,000
Garden apartment buildings
11434 Culebra Rd San Antonio, TX 78253-6164
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US82-9222575
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2013
Total area
6,416 SF
Lot
14.84 ac (646,300 SF)
APN
04413-265-0010
UPID
US82-9222575
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
-
Thirty Oaks Real Estate Agency
-
Reliable Fleet & Mobile Auto Repair Auto Repair Shop
-
It Will Do-Home Apartment Building
-
Platinum Building Care General Contractor
-
Thirty Oaks Apartments Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$940k
CAP Approach
CAP
$925k
Comparable Approach
Comparable
$628k
Blend (final)
Blend
$935k
Owner & transaction history
Bel Thirty Oaks LP · 8 yrs held
Bel Thirty Oaks LP
since 2018
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$900,000
+117.3%
Auto repair, garage
$765,000
+84.6%
Commercial (general)
$690,000
+67.2%
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 San Antonio submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Antonio 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
$940,000
CAP Approach
CAP Return
Estimation
6%
$1,005,000
6.5%
$925,000
7%
$860,000
Alternative Use
Use
Estimation
RESTAURANT
$900,000
Change: +117% · Conversion: Difficult
AUTO REPAIR, GARAGE
$765,000
Change: +85% · Conversion: Difficult
COMMERCIAL (GENERAL)
$690,000
Change: +67% · Conversion: Moderate
Blend value · Realmo final
$935k
Range $842k – $1.03M · ±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
$146 / 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
$1,023,494
Tax year 2023
Assessed value
$55,600,000
Assessed 2023
Previous assessed
$55,600,000
+0.0% YoY
Effective rate
1.84%
On assessed value
Assessed land
$3,260,760
Assessed improvement
$52,339,240
Land market value
$3,260,760
Improvement market value
$52,339,240
Total market value
$55,600,000
Applied tax rate
6.0000
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
2013
Heating
CENTRAL
Cooling
YES
Buildings
12
Stories
1
Total area
6,416 SF
Lot
14.84 ac (646,300 SF)
APN
04413-265-0010
UPID
US82-9222575
Jurisdiction
BEXAR
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
RESTAURANT
Est. value
$900,000
AUTO REPAIR, GARAGE
Est. value
$765,000
COMMERCIAL (GENERAL)
Est. value
$690,000
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
2013
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
12
Lot
14.84 ac
Current owner
From public records · entity-resolved
Bel Thirty Oaks LP
Entity
Mailing address
2 INTERNATIONAL PL, BOSTON, MA 02110-4142
Ownership since
2018
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
May 1, 2018
—
Bel Thirty Oaks LP
Alamo Ranch Multifamily LLC
Grant Deed
—
—
—
Bel Thirty Oaks LP
—
Deed Of Trust
related
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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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