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Property profile & analytics
OFF-MARKET
Estimated value
$2,715,000
Garden apartment buildings
13012 Oak Ter Dr, Live Oak, TX 78233-2454
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US82-4104083
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1981
Total area
29,154 SF
Lot
8.29 ac (361,112 SF)
APN
05048-601-0010
UPID
US82-4104083
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
by Request
Comparable Approach
Comparable
$2.39M
Blend (final)
Blend
$2.72M
Owner & transaction history
29sc Live Oak LP · 5 yrs held
29sc Live Oak LP
since 2020
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.2M
+134.7%
Commercial (general)
$2.7M
+52.9%
Auto repair, garage
$2.4M
+34.6%
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 Live Oak submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Live Oak 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)
$1,775,000
Current use
RESTAURANT
$4,170,000
Change: +135% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,715,000
Change: +53% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,390,000
Change: +35% · Conversion: Difficult
OFFICE BUILDING
$1,935,000
Change: +9% · Conversion: Moderate
MEDICAL BUILDING
$1,785,000
Change: +0% · Conversion: Moderate
RETAIL STORES
$1,755,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$2.72M
Range $2.44M – $2.99M · ±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
$93 / 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
$481,017
Tax year 2023
Assessed value
$22,230,450
Assessed 2023
Previous assessed
$22,230,450
+0.0% YoY
Effective rate
2.16%
On assessed value
Assessed land
$1,852,510
Assessed improvement
$20,377,940
Land market value
$1,852,510
Improvement market value
$20,377,940
Total market value
$22,230,450
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
1981
Heating
CENTRAL
Cooling
YES
Buildings
8
Stories
1
Total area
29,154 SF
Lot
8.29 ac (361,112 SF)
APN
05048-601-0010
UPID
US82-4104083
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
$1.8M
RESTAURANT
Est. value
$4.2M
COMMERCIAL (GENERAL)
Est. value
$2.7M
AUTO REPAIR, GARAGE
Est. value
$2.4M
OFFICE BUILDING
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$1.8M
RETAIL STORES
Est. value
$1.8M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
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
1981
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
8
Lot
8.29 ac
Current owner
From public records · entity-resolved
29sc Live Oak LP
Entity
Mailing address
315 S BEVERLY DR STE #407, BEVERLY HILLS, CA 90212-4301
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 4, 2020
—
29sc Live Oak LP
13012 Oak Terrace Drive LLC
Grant Deed
$20,384,000 · Newmark Knight Frank
Jul 2, 2018
—
13012 Oak Terrace Drive LLC
San Antonio-high Key Ltd
Grant Deed
$15,900,000 · Arbor Realty SR
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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