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Property profile & analytics
OFF-MARKET
Estimated value
$840,000
Garden apartment buildings
11710 Parliament St San Antonio, TX 78213-1401
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US82-2136308
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1984
Total area
6,612 SF
Lot
11.69 ac (508,999 SF)
APN
16246-003-0024
UPID
US82-2136308
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
-
Solara Apartment Complex
-
Leather Factory Shop Shopping Center & Mall
-
Bows N' Bubbles Dog Walker
-
RoofHelp! | San Antonio Roofing Company General Contractor
-
BaddBoudieBoudoir Photography Service (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$885k
CAP Approach
CAP
$1.04M
Comparable Approach
Comparable
$589k
Blend (final)
Blend
$840k
Owner & transaction history
11710 Parliament Drive LLC · 4 yrs held
11710 Parliament Drive LLC
since 2022
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.2M
+182.1%
Restaurant
$900,000
+114.2%
Auto repair, garage
$785,000
+87.5%
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
$885,000
CAP Approach
CAP Return
Estimation
6%
$1,125,000
6.5%
$1,040,000
7%
$965,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,180,000
Change: +182% · Conversion: Moderate
RESTAURANT
$900,000
Change: +114% · Conversion: Difficult
AUTO REPAIR, GARAGE
$785,000
Change: +88% · Conversion: Difficult
RETAIL STORES
$560,000
Change: +34% · Conversion: Difficult
MEDICAL BUILDING
$545,000
Change: +30% · Conversion: Moderate
Blend value · Realmo final
$840k
Range $756k – $924k · ±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
$127 / 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
$658,773
Tax year 2023
Assessed value
$28,698,770
Assessed 2023
Previous assessed
$28,698,770
+0.0% YoY
Effective rate
2.30%
On assessed value
Assessed land
$2,463,550
Assessed improvement
$26,235,220
Land market value
$2,463,550
Improvement market value
$26,235,220
Total market value
$28,698,770
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
1984
Heating
CENTRAL
Cooling
YES
Buildings
14
Stories
1
Total area
6,612 SF
Lot
11.69 ac (508,999 SF)
APN
16246-003-0024
UPID
US82-2136308
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
COMMERCIAL (GENERAL)
Est. value
$1.2M
RESTAURANT
Est. value
$900,000
AUTO REPAIR, GARAGE
Est. value
$785,000
RETAIL STORES
Est. value
$560,000
MEDICAL BUILDING
Est. value
$545,000
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL BUILDING
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
1984
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
14
Lot
11.69 ac
Current owner
From public records · entity-resolved
11710 Parliament Drive LLC
Entity
Mailing address
401 CONGRESS AVE STE #3250, AUSTIN, TX 78701-3734
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 21, 2022
—
11710 Parliament Drive LLC
Sunbelt Residential Holdng LP
Re-recorded Document
related
—
Feb 24, 2022
—
11710 Parliament Drive LLC
Sunbelt Residential Holdng LP
Special Warranty Deed
$56,300,000 · Loancore Capital Credit Reit LLC
Oct 30, 2018
—
Blue Swan Apartments LP
—
Deed
related
$319,919,000 · Holliday Fenoglio Fowler
Oct 19, 2018
—
Blue Swan Apartments LP
—
Deed
related
$273,300,000 · Holliday Fenoglio Fowler
Oct 8, 2018
—
Cottonwood Blue Swan H LLC
Cwc Blue Swan 17 LLC
Grant Deed
related
$243,565,000 · Holliday Fenoglio Fowler
Feb 7, 2017
—
Cottonwood Blue Swan H LLC
—
Loan Modification
related
$200,000,000 · Federal Hm Ln Mtg
Oct 9, 2015
—
Cottonwood Blue Swan Cash LLC
Cwc Blue Swan 22 LLC
Trustees Deed
$100,000,000 · Federal Hm Ln Mtg
Sep 23, 2009
—
Cwc Blue Swan 23 LLC
Cottonwood Blue Swan S LLC
Grant Deed
—
Dec 30, 2008
—
Cwc Blue Swan 10 LLC
Cottonwood Blue Swans LLC
Grant Deed
—
Sep 12, 2008
—
Cwc Blue Swan 1 LLC
Cottonwood Blue Swan S LLC
Grant Deed
—
—
—
Blue Swan Apartments LP
—
Loan Modification
related
$273,300,000 · Holliday Fenoglio Fowler
—
—
Blue Swan Apartments LP
—
Loan Modification
related
$319,919,000 · Holliday Fenoglio Fowler
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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