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Property profile & analytics
OFF-MARKET
Estimated value
$2,015,000
Office Spaces
12810 Golden Ln San Antonio, TX 78249-2231
Entity Owned
13-yr Hold
Free & Clear
Property ID
US82-8927713
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2018
Total area
18,265 SF
Lot
1.5 ac (65,253 SF)
APN
17200-002-0072
UPID
US82-8927713
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
-
Biodynamic Research Corporation Engineer
-
EX-SERVE, LLC Business Management Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.70M
Blend (final)
Blend
$2.02M
Owner & transaction history
Biodynamic Research Corp · 13 yrs held
Biodynamic Research Corp
since 2013
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.3M
+70.1%
Auto repair, garage
$2.2M
+62.5%
Restaurant
$2.0M
+46.6%
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
COMMERCIAL (GENERAL)
$1,335,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,270,000
Change: +70% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,170,000
Change: +63% · Conversion: Difficult
RESTAURANT
$1,960,000
Change: +47% · Conversion: Difficult
MEDICAL BUILDING
$1,250,000
Change: -6% · Conversion: Easy
OFFICE BUILDING
$1,210,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$2.02M
Range $1.81M – $2.22M · ±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
$110 / 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
$119,427
Tax year 2023
Assessed value
$5,200,000
Assessed 2023
Previous assessed
$5,200,000
+0.0% YoY
Effective rate
2.30%
On assessed value
Assessed land
$518,070
Assessed improvement
$4,681,930
Land market value
$518,070
Improvement market value
$4,681,930
Total market value
$5,200,000
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
2018
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
18,265 SF
Lot
1.5 ac (65,253 SF)
APN
17200-002-0072
UPID
US82-8927713
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) Current
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$2.2M
RESTAURANT
Est. value
$2.0M
MEDICAL BUILDING
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.2M
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
RESTAURANT
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
2018
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
1.5 ac
Current owner
From public records · entity-resolved
Biodynamic Research Corp
Entity
Free & Clear · 13 yrs held
Mailing address
12810 W GOLDEN LN, SAN ANTONIO, TX 78249-2231
Ownership since
2013
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
Apr 12, 2013
—
Biodynamic Research Corp
Ophira INC
Grant Deed
—
Dec 22, 2008
—
Ophira INC
—
Trustees Deed
related
$191,000 · Falcon International Bank
Nov 19, 2007
—
Ophira INC
Biodynamic Research Corp
Venders Lien
—
—
—
Biodynamic Research Corp
—
Deed Of Trust
related
$2,350,000 · Broadway Bk
—
—
Biodynamic Research Corp
—
Deed Of Trust
related
$500,000 · Broadway Bk
—
—
Ophira INC
—
Deed Of Trust
related
$190,385 · Falcon International Bank
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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