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Property profile & analytics
OFF-MARKET
Estimated value
$645,000
Warehouses
11626 Rainbow Rdg Helotes, TX 78023-4655
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US82-0142614
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2007
Total area
15,251 SF
Lot
1.7 ac (74,052 SF)
APN
04479-201-0060
UPID
US82-0142614
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
$570k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$722k
Blend (final)
Blend
$645k
Owner & transaction history
Rainfour Investments LLC · 6 yrs held
Rainfour Investments LLC
since 2020
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$975,000
+21.4%
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 Helotes submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Helotes 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
$570,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$805,000
Current use
APARTMENT HOUSE (5+ UNITS)
$975,000
Change: +21% · Conversion: Difficult
Blend value · Realmo final
$645k
Range $581k – $710k · ±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
$42 / 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
$27,637
Tax year 2023
Assessed value
$1,548,750
Assessed 2024
Previous assessed
$1,548,750
+0.0% YoY
Effective rate
1.78%
On assessed value
Assessed land
$295,470
Assessed improvement
$1,253,280
Land market value
$295,470
Improvement market value
$1,253,280
Total market value
$1,548,750
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2007
Heating
YES
Cooling
NONE
Stories
1
Total area
15,251 SF
Lot
1.7 ac (74,052 SF)
APN
04479-201-0060
UPID
US82-0142614
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
WAREHOUSE, STORAGE Current
Est. value
$805,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$975,000
WAREHOUSE, STORAGE Current
APARTMENT HOUSE (5+ UNITS)
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
2007
Heating
YES
Cooling
Yes
Stories
1
Lot
1.7 ac
Current owner
From public records · entity-resolved
Rainfour Investments LLC
Entity
Mailing address
11929 STARCREST DR, SAN ANTONIO, TX 78247-4111
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 1, 2020
—
Rainfour Investments LLC
James W Volberding Receiver Of Loca
Venders Lien
$950,000 · First National Bank Texas
Jul 29, 2019
—
James W Volberding
Locascio,charles
Grant Deed
related
—
Aug 13, 2015
—
Locascio Properties LLC
—
Trustees Deed
related
$905,604 · Schertz Bk&tr
Sep 28, 2006
—
Locascio Properties LLC
—
Trustees Deed
related
$475,000 · Schertz Bank & Trust
Oct 11, 2004
—
Locascio Properties LLC
Jones,james L
Warranty Deed
$68,000 · Schertz Bank & Trust
—
—
Locascio Properties LLC
—
Deed Of Trust
related
$786,066 · Schertz Bank & Trust
—
—
Locascio Properties LLC
—
Deed Of Trust
related
$475,000 · Schertz Bank & Trust
—
—
Locascio Properties LLC
—
Deed Of Trust
related
$548,000 · Schertz Bank & Trust
—
—
James L Jones
—
Deed Of Trust
related
$56,400 · Jefferson State Bank
—
—
Locascio Properties LLC
—
Deed Of Trust
related
$568,265 · Schertz Bank & Trust
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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