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Property profile & analytics
OFF-MARKET
Estimated value
$505,000
Turn key restaurants
12507 Interstate 10 San Antonio, TX 78230-1026
Individually Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US82-4343681
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1994
Total area
6,552 SF
Lot
1.62 ac (70,437 SF)
APN
14857-000-0152
UPID
US82-4343681
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
$380k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$630k
Blend (final)
Blend
$505k
Owner & transaction history
Eric L Frank JR · 9 yrs held
Eric L Frank JR
since 2017
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$815,000
+64.1%
Auto repair, garage
$780,000
+56.8%
Medical building
$540,000
+9.1%
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
$380,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$495,000
Current use
COMMERCIAL (GENERAL)
$815,000
Change: +64% · Conversion: Easy
AUTO REPAIR, GARAGE
$780,000
Change: +57% · Conversion: Difficult
MEDICAL BUILDING
$540,000
Change: +9% · Conversion: Difficult
OFFICE BUILDING
$435,000
Change: -13% · Conversion: Moderate
Blend value · Realmo final
$505k
Range $455k – $556k · ±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
$77 / 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
$71,197
Tax year 2023
Assessed value
$3,298,000
Assessed 2023
Previous assessed
$3,298,000
+0.0% YoY
Effective rate
2.16%
On assessed value
Assessed land
$2,087,750
Assessed improvement
$1,210,250
Land market value
$2,087,750
Improvement market value
$1,210,250
Total market value
$3,298,000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1994
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
6,552 SF
Lot
1.62 ac (70,437 SF)
APN
14857-000-0152
UPID
US82-4343681
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 Current
Est. value
$495,000
COMMERCIAL (GENERAL)
Est. value
$815,000
AUTO REPAIR, GARAGE
Est. value
$780,000
MEDICAL BUILDING
Est. value
$540,000
OFFICE BUILDING
Est. value
$435,000
RESTAURANT Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE 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
1994
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
1.62 ac
Current owner
From public records · entity-resolved
Eric L Frank JR
Individual
Mailing address
2202 NW SHR BLVD #4, TAMPA, FL 33607-5747
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 5, 2017
—
Eric L Frank JR
New Private Restaurant Props L
Grant Deed
related
—
Aug 5, 2016
—
New Private Restaurant Props L
—
Deed
related
$300,000,000 · Wells Fargo Bk
Mar 30, 2012
—
New Private Restaurant Props L
Private Restaurant Props LLC
Quit Claim Deed
—
Jul 3, 2007
—
Private Restaurant Props LLC
Carrabbas Italian Grill INC
Grant Deed
—
—
—
New Private Restaurant Props L
—
Deed Of Trust
related
$300,000,000 · Wells Fargo Bk
—
—
New Private Restaurant Props L
—
Loan Modification
related
$300,000,000 · Wells Fargo Bk
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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