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Property profile & analytics
OFF-MARKET
Estimated value
$6,370,000
Garden apartment buildings
12727 Vis Del Norte, San Antonio, TX 78216-8024
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US82-4274883
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1997
Total area
77,496 SF
Lot
14.89 ac (648,696 SF)
APN
16325-001-0101
UPID
US82-4274883
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
-
Mr Hevia IT Marketing & Advertising (Bike/Boat/Book/etc) Store
-
High Royal Remodeling Hardware & Home Improvement Interior Design
-
Summit at Salado Creek Apartment Building Apartment Complex
-
JohAnna Upholstery & Leather Repair (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.58M
Blend (final)
Blend
$6.37M
Owner & transaction history
Fbrt Salado Creek Owner LLC · 2 yrs held
Fbrt Salado Creek Owner LLC
since 2024
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$8.5M
+92.5%
Medical building
$7.1M
+61.5%
Office building
$5.1M
+16.9%
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$4,395,000
Current use
RESTAURANT
$8,465,000
Change: +92% · Conversion: Difficult
MEDICAL BUILDING
$7,100,000
Change: +62% · Conversion: Moderate
OFFICE BUILDING
$5,140,000
Change: +17% · Conversion: Moderate
COMMERCIAL (GENERAL)
$5,120,000
Change: +16% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,980,000
Change: +13% · Conversion: Difficult
WAREHOUSE, STORAGE
$3,965,000
Change: -10% · Conversion: Difficult
RETAIL STORES
$3,875,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$6.37M
Range $5.73M – $7.01M · ±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
$82 / 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
$1,228,079
Tax year 2023
Assessed value
$53,500,000
Assessed 2023
Previous assessed
$53,500,000
+0.0% YoY
Effective rate
2.30%
On assessed value
Assessed land
$3,081,300
Assessed improvement
$50,418,700
Land market value
$3,081,300
Improvement market value
$50,418,700
Total market value
$53,500,000
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
1997
Heating
CENTRAL
Cooling
YES
Buildings
7
Stories
1
Total area
77,496 SF
Lot
14.89 ac (648,696 SF)
APN
16325-001-0101
UPID
US82-4274883
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$4.4M
RESTAURANT
Est. value
$8.5M
MEDICAL BUILDING
Est. value
$7.1M
OFFICE BUILDING
Est. value
$5.1M
COMMERCIAL (GENERAL)
Est. value
$5.1M
AUTO REPAIR, GARAGE
Est. value
$5.0M
WAREHOUSE, STORAGE
Est. value
$4.0M
RETAIL STORES
Est. value
$3.9M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
MEDICAL BUILDING
OFFICE BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
RETAIL STORES
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
1997
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
7
Lot
14.89 ac
Current owner
From public records · entity-resolved
Fbrt Salado Creek Owner LLC
Entity
Mailing address
1345 AVE OF THE AMERICAS FL 32A, NEW YORK, NY 10105-3107
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 15, 2024
—
Fbrt Salado Creek Owner LLC
—
Deed
related
$45,145,000 · Bsprt 2022 Fl8 Issuer Ltd
Feb 8, 2024
—
Fbrt Salado Creek Owner LLC
12727 Vista Del Norte Db LLC
Special Warranty Deed
$45,145,000 · Bsprt 2022 Fl8 Issuer Ltd
Nov 19, 2021
—
12727 Vista Del North Db LLC
Jph Salado Springs LLC
Venders Lien
$45,145,000 · Bsprt Cre Finance LLC
Jan 2, 2020
—
Hz Salado Springs LLC
Jph Salado Springs LLC
Quit Claim Deed
related
—
Jul 1, 2015
—
Mhc Salado Springs LLC
Vr Salado Springs LP
Grant Deed
$25,080,000 · M&t Rlty Cap
Aug 6, 2009
—
City Of San Antonio
Vr Salado Springs
Grant Deed
related
—
Dec 20, 2004
—
Salado Springs Vr
Salado Springs Associates
Quit Claim Deed
related
$17,700,000 · Lehman Capital Corp
—
—
Vr Salado Springs LP
—
Deed Of Trust
related
$17,700,000 · Lb-ubs Com'l M Tr 2005-c1 (ct)
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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