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Property profile & analytics
OFF-MARKET
Estimated value
$20,145,000
Office Spaces
1300 Grosvenor St San Antonio, TX 78221
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US82-6868281
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1942
Total area
109,164 SF
Lot
46.74 ac (2,035,951 SF)
APN
09342-010-0120
UPID
US82-6868281
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
by Request
CAP Approach
CAP
$21.54M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$20.15M
Owner & transaction history
Zachry Properties LLC · 18 yrs held
Zachry Properties LLC
since 2007
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
$23,335,000
6.5%
$21,540,000
7%
$20,000,000
Blend value · Realmo final
$20.15M
Range $18.13M – $22.16M · ±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
$185 / 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
$742,112
Tax year 2023
Assessed value
$29,188,580
Assessed 2023
Previous assessed
$29,188,580
+0.0% YoY
Effective rate
2.54%
On assessed value
Assessed land
$7,634,820
Assessed improvement
$21,553,760
Land market value
$7,634,820
Improvement market value
$21,553,760
Total market value
$29,188,580
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
1942
Heating
CENTRAL
Cooling
YES
Buildings
25
Stories
1
Total area
109,164 SF
Lot
46.74 ac (2,035,951 SF)
APN
09342-010-0120
UPID
US82-6868281
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
Building & site characteristics
From public records
Year built
1942
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
25
Lot
46.74 ac
Current owner
From public records · entity-resolved
Zachry Properties LLC
Entity
Mailing address
PO BOX 240130, SAN ANTONIO, TX 78224-0130
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 31, 2025
—
Zachry Properties LLC
—
Deed
related
$33,802,199 · Frost Bank
Dec 21, 2007
—
Zachry Properties LLC
Zachry Construction Corp
Venders Lien
$31,000,000 · Frost National Bank
—
—
Zachry Properties LLC
—
Loan Modification
related
$31,000,000 · Frost Nat'l Bk
—
—
Zachry Properties LLC
—
Deed Of Trust
related
$500,000 · Frost 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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